Submittal for

The Driehaus Charitable Lead Trust Form-Based Code Submittal

Cincinnati Form-Based Code

Opticos Design, Inc.
March 31, 2014

GALBRAIT
H

I-75

VINE

GALBRAITH

GALBRAITH

VINE

DALY

Hartwell

ARGUS

NORTH

N
O
TH

AN

BEND

RE
AD
IN

G
E

HILL

N
AY
W

SUMMIT

Roselawn

Arlington
Hts

SECTION

MM

Carthage

GROESBECK

SU

SE
YM

Mt. Airy

IT

CENTER

College Hill
JESSUP

I-75

VINE

NORTH BEND

ING

N
BAN

HAMILTON

Springfield Twp

O
UR

TIV
ILL
E

READIN
G

EDWARDS

BA
NK
RED

RIDGE

MARBURG

ME
RY
NT
GO
MO

VICTORY

KEM

R
O
ST
E
W
O
S

DEL
TA

CO
LU
M

PHYL
LI

PA
RK
ED
EN

LINN

PER

PARK

RT

KEMPER

AUBURN

GIL
BE

FREEMAN

LINN

BIA

BE

EC
HM
ON
T

Columbia Tusculum
LEY
W
ILM
ER

RIV
ER
SID
E

DALTON

WESTERN

STAT
E

GRAND

Mt. Lookout

ERN

GG
LO
KEL

ELBERON

O'Bryonville

RN
TE

3RD

Hyde Park

S
EA

5TH

WILLIAM H TAFT

Hyde Park East

ERIE

I-4
7

RAMP

SMITH

VINE
RACE

5TH
4TH
3RD

3RD
RIN

Mt. Adams

7TH

ELM

ME
H

9TH

Downtown

HIGHWAY

6TH

9TH

RE
SYC AMO
MAIN

8TH

DALTON

E
STAT

NT
MO
ROSE

DEL
HI

Lower Price Hill

WOODBUR
N

I-71

BURNET

EUCLID

JEF
FE
RS
O

CLIFTON
CLIFTON

EC
OVERLOOK

RK
PA

GEST

8TH
FOLEY

EK
CRE

N
STA

OTR Vine Street

OTR Main Street
PLUM
L
CENTRA

PEDRETTI

E
ED

West End

L
CENTRA

WARSAW

ELL
CH

East Price Hill

FOLEY

WIN

West Price Hill (A)

N
RU

CK
DU

EAST
FRANCIS

SUNS
ET

LINCOLN

Walnut Hills East Walnut Hills

MCMILLAN

BRAMBLE

D
OO
W
LIN

WAY

PID
RA

TORRENCE

GROVE
SPRING

INS
CUMM

N
GLE

QU
EB

N
ERSO
JEFF

MAN

R KING JR

O
ND
SO

Evanston (B)

Evanston (A)

MARTIN LUTHE

Corryville

WESTERN HILLS

ED
M

RY
TO
VIC

ERKENBRECH
ER

Clifton Heights

QUEEN CITY

Avondale (B)

EDWARDS

CLIFTON

Avondale (A)

ERIE

BRO
TH
ERTO

Oakley

MARKBREIT

Madisonville

LE
PLAINVIL

ITH

W
LO
LUD

BEEK

MORE
BALTI

Camp Washington

HARRISON

CLEVES WARSAW

FOREST

CARLL

West Price Hill (B)

DA
N

WOOLPER

Clifton

HOPPLE

O
DIS
MA

SM

NUE

MCALPIN

NORTH
ERN

N
HARRISO

WERK

ROBERTSON

North Avondale

KIRB
Y

IN

WESTW
OOD

FOLEY

Norwood

MITCHELL

W AVE
LUDLO

LERA
CO

BOUDINOT

AVENU
COLERAIN

4
I-7

MCHENRY

BA
NK

DUCK CREEK

SR 562

ELMORE

MONTANA MONTANA

RE
D

ROSS

St. Bernard

VIN

Northside

Westwood (A)
Westwood (B)

TENNESSEE

CAMA
RG

WINTON

PADDOCK

K
CREE
SHEP
HERD

RK

FO

ROSS

RIN
SP

Pleasant Ridge

FARM

E
CARTHAG

RK

FO

MITCHELL

ES
W
T
WES

E
OV
GR

LANGDON

Bond Hill

RIDGE

ASHT
REE

GR
AY

Kennedy Heights

LO
SA
N

TOWNE

SETTLE

IP

I-75

TOWNSH

WHETSEL

Elmwood
Place

ES
T

SH

UR
O
YM
SE

EP
HE
R

NORTH BEND

E
PETE ROS

Anderson Twp

MEHRING

CORB
LY

SUTTON

ER
RIV

Degree of Change Key

Evolve

Mt. Washington

SUTTON

IDE

LS
HIL

LEM

BE

EC
HM
ON
T

KSH
BER

IRE

BURNEY

SA

Maintain

SALEM

SU
TT
O
N

Transform
Opticos Design, Inc. ~ 2100 Milvia St, Ste 125, Berkeley, CA 94704 ~ p: 510.558.6957 ~ f: 510.898.0801 ~ w: opticosdesign.com
I-275

N
O
TT
SU

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

1-1

Purpose

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 (T4N.MF)

2-17

1703-2.70

T4 Neighborhood Small Footprint (T4N.SF)

2-23

1703-2.80

T5 Main Street (T5MS)

2-29

1703-2.90

T5 Neighborhood Large Setback (T5N.LS)

2-35

1703-2.100 T5 Neighborhood Small Setback (T5N.SS)

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

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

5-32

Corner Stores

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

6-2

Walkable Neighborhood Plan Standards

Division 1453.70: Specific to Thoroughfares

7-1

1703-7.10 Purpose

7-1

1703-7.20 Applicability

7-1

1703-7.30

7-1

Thoroughfare Standards

Section 1703-8: Administration and Procedures

8-1

1703-8.10

8-1

Creating a Regulating Plan for the Establishment Of Transects for Your Neighborhood.

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

8-12

Relationship To Overlay Districts

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

City of Cincinnati Form-Based Code

9-12

Final Draft 2/15/13

iii

1703

iv

Table of Contents

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Preamble: A Place-Based Approach to Zoning

1703-P.10

Preamble: A Place-Based Approach to Zoning

Subsections:
P.10
P.20
P.30
P.40
P.50
P.60
P.70

P.10

What is a Form-Based Code?

The Rural-to-Urban Transect: The Framework for the FBC
Creating a Solid Foundation for the Cincinnati Form-Based Code
The Public Process for the Cincinnati Form-Based Code
Guiding Principles for the Cincinnati Form-Based Code
Classifications of Different Types of Places/Contexts in Cincinnati
The Cincinnati Transect

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

P.20

Preamble: A Place-Based Approach to Zoning

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),
with a District (D), often refered to as a Special District, designation
for areas
INTRODUCTION
EASTtogether
QUADRANT
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

T1 NATURAL

T3 SUB-URBAN

T2 RURAL

DISTRICTS

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
a continuum of places from the most rural to the most urban from
which reveals
a sequenceillustrates
of environments.
For human
environments,
thiscourtesy
cross-section
left
to right.
Images
of DPZ.
P-2

can be used to identify a set of habitats that

vary by their urban character, in a continuum
Final
Draft
2/15/13
ranging from rural
to urban.
This range,
rural to urban, provides a rational basis
for organizing the components of the built
work: buildings, lots, land use, open space,

City of Cincinnati Form-Based Code

Preamble: A Place-Based Approach to Zoning

P.30

1703-P.30

Creating a Solid Foundation for the Cincinnati Form-Based Code

In 2012, the City of Cincinnati completed a Comprehensive Plan update called Plan
Cincinnati (http://www.plancincinnati.org/). It was the first update to the Comprehensive
Plan since 1980. The primary theme behind Plan Cincinnati is "Thriving Re-Urbanization."
As this process evolved it became apparent that a conventional land-use based zoning
approach w not enable the City to achieve this objective and focus on reinforcing the
extensive framework of walkable urban neighborhoods that exist in Cincinnati. This, in
combination with the City's desire to utilize Form-Based Coding to serve as an effective
regulatory tool, motivated the City to take a more progressive Community Character/Place
Type approach within Plan Cincinnati, particularly in place of a conventional land use
element.
This place type approach is context specific. It begins by defining and differentiating rural,
walkable urban, and drivable contexts/places. It categorizes walkable urban neighborhoods
into different community types, outlines and maps them with a 5 minute walk, see 17036.30.B (Pedestrian Sheds), and introduces the urban-to-rural transect as an important
organizing principle. Plan Cincinnati also introduces important components of walkable
urban places, such as building types, frontage types, and civic space types, with the intent
that they would be further reinforced within the Form-Based Code.
In parallel, the City has developed a Complete Streets Manual that took a contextdriven approach to designing and planning thoroughfares. This document uses a similar
methodology as Plan Cincinnati by designating rural, walkable urban, and drivable places/
contexts as a starting point for thoroughfare design. This document also uses the Rural-ToUrban Transect Zones as the organizing principal (the context zones) that further define
how the intensity and character of the built environment influences decisions related to
street design. This document was very important because it is evident that conventional
automobile-centric thoroughfare designs have created unattractive, non-pedestrian friendly
streets within Cincinnati's once vibrant walkable neighborhoods that have compromised the
quality, character, and economic viability of these neighborhoods, and in particular their
main streets.
Both of these documents created a solid foundation for a transition to a Form-Based
coding approach to zoning that is rooted in context with the Urban-to-Rural Transect
as the organizing principle. This method has been shown to reduce barriers and provide
incentives for the revitalization of existing urban neighborhoods (including transit-oriented
development) and the creation of new walkable neighborhoods. For examples of other FormBased codes see http://www.formbasedcodes.org/.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

P-3

1703-P.40

P.40

Preamble: A Place-Based Approach to Zoning

The Public Process for the Cincinnati Form-Based Code

The public process was critical for the creation of the Cincinnati Form-Based Code. The
comprehensive public process is summarized below.
A. General Education and Touring
Under the leadership of Vice Mayor Roxanne Qualls, the Form-Based Code Working
Group was established in 2008 to build awareness of, and support for, the implementation
of Form-Based Codes in Cincinnati neighborhoods. Vice-Mayor Qualls has organized
and hosted training sessions on form-based codes for interested neighborhood
stakeholders, developers, City council members and City staff.
The Working Groups membership has changed over time, but has generally consisted
of volunteer neighborhood organization leadership, professional staff of organizations
that address Cincinnati neighborhood issues (including the Community Development
Corporations Association of Greater Cincinnati and the Local Initiative Support
Coalition), and design and development professionals. Leadership and staff from City
Planning and Buildings, Community Development, Transportation and Engineering,
and Law have participated in the working group, along with other community
stakeholders.
Since 2008, Vice-Mayor Qualls has organized five delegations of neighborhood leaders,
City staff and developers to travel to Nashville, Tennessee to see firsthand the results of
Nashvilles successful implementation of form-based codes and to better understand the
opportunities that a Form-Based Code could present to Cincinnati. Participants met with
Nashville planning staff and site developers who have used form-based codes.

Photos from tours of Nashville, Tennessee's Form-Based Code application areas

P-4

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Preamble: A Place-Based Approach to Zoning

1703-P.40

B. Citywide Multi-Day Charrette

As part of the planning and public outreach process, a five-day public charrette on April
28 - May 2, 2012 was held on the fourth floor of Two Centennial Plaza to enable the
community to direct the long-term vision and rezoning that will reinforce the vision and
ensure a predictable implementation. A diverse mix of people participated and attended
the various charrette events, with a total attendance of 700 people over the five days.
The citywide charrette summary report can be found on the City's website.

Photos from the citywide charrette process

C. Neighborhood Charrettes
A four-day public charrette on October 29 - November 1, 2012 was held on the fourth
floor of Two Centennial Plaza to enable the community to direct the long-term vision and
rezoning for four neighborhoods, Walnut Hills, Madisonville, Westwood and College
Hill. The neighborhoods worked with the consultants and staff to re-examine their
neighborhood plans and update and illustrate their vision for the neighborhoods' future.

Photos from the neighborhood charrette process

.
City of Cincinnati Form-Based Code

Final Draft 2/15/13

P-5

1703-P.50

P.50

Preamble: A Place-Based Approach to Zoning

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

Preamble: A Place-Based Approach to Zoning

P.60

1703-P.60

Classifications of Different Types of Places/Contexts in Cincinnati

Plan Cincinnati classified the City into three distinct types of places or contexts: natural
places, walkable urban places, and drivable places. This classification is important because
these different types of places must be regulated differently. The regulations must go beyond
use or program and think about if a design component, whether it be a building or a street
design, reinforces and is appropriate for that specific context.
Natural and walkable urban areas are most effectively regulated with transect zones, ranging
from the most natural and rural to the most urban. On the other hand, automobile-oriented
drivable areas are regulated in a more conventional way, through a conventional use-based
system.
A. Natural Places/Contexts
Natural areas consist of undeveloped land that is interspersed throughout the City and
along its periphery. In these areas, a persons experience is dominated by nature, but may
include an occasional building or other man-made feature, especially in rural areas. The
use of cars is integrated, but does not dominate the character of the natural areas.
The proximity of natural areas to the developed portions of Cincinnati, especially those
created by topography, such as between Glenway Parkway and the Queen City Bypass,
and the urban parks, such as Mt. Echo Park, Eden Park, and Burnett Woods, is an
important component in defining the Citys unique character.
These areas fit within the T1-T2 transect zones.

Natural contexts are important amenities for Cincinnati residents.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

P-7

1703-P.60

Preamble: A Place-Based Approach to Zoning

B. Walkable Urban Places/Contexts

Walkable urban areas are those in which a person can walk, bike or ride transit to work
and to fulfill most shopping and recreation needs. These environments allow for the use
of automobiles but do not require the use of a vehicle to accommodate most daily needs.
Walkable urban areas were primarily developed prior to the 1940s. Such places were
developed in a pattern where a person could live with limited reliance on the automobile
and were conducive to destination walking and cycling characteristics which are
still prevalent today. Walkable urban areas are largely supported through a network of
interconnected, tree-lined streets, a diversity of housing choices and a mix of appropriate
commercial and residential uses in a compact form. These areas also support public
transit due to their compact nature. Walkable urban areas generally include downtown,
downtown neighborhoods, such as Over the Rhine, and other neighborhoods throughout
Cincinnati such as College Hill, Price Hill, Walnut Hills and Hyde Park. These areas
define the unique character and identity of Cincinnati.
These areas fit within the T3-T6 transect zones.

A large percentage of Cincinnati fits within the walkable urban classification.

P-8

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Preamble: A Place-Based Approach to Zoning

1703-P.60

C. Drivable Places/Contexts
Drivable areas are those in which a person is mostly dependent on the automobile to
travel to work, or other destinations, and to accomplish most shopping and recreation
needs. These environments may have areas where it is sometimes possible to walk or ride
a bike for recreational purposes, but due to the lack of connectivity or nearby amenities,
are not favorable for walking or biking as a primary mode of transportation on a day-today basis.
Drivable areas were developed primarily after the 1950s on the periphery of
Cincinnati. The design and layout of development in these areas is driven by the need
to accommodate the automobile. In addition, and characteristic of most automobileoriented drivable areas, land uses are segregated and often buffered, leaving large
distances between them which further require the automobile for day-to-day functions.
Walking and bicycling do occur in these areas, but it is generally for recreational rather
than destination purposes.
Examples of these areas are the commercial big box retail and strip mall centers, singlefamily residential subdivisions on the periphery of the City, and industrial areas. Drivable
places/contexts typically have a higher environmental impact per capita than walkable
urban areas.
These areas do not fit within the T3-T6 transect zones and are addressed by other
regulations in the Land Development Code.

The outer communities of Cincinnati developed primarily after 1940 have drivable contexts.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

P-9

1703-P.70

P.70

Preamble: A Place-Based Approach to Zoning

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, mediumdensity 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 (T4N.MF) allowing medium footprint
buildings and larger front and side setbacks; and
2. T4 Neighborhood Small Footprint (T4N.SF) 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 (T5N.LS) allows detached buildings with a medium
side and front setback and is primarily residential;
3. T5 Neighborhood Small Setback (T5N.SS) 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

T3 Estate (T3E)

More Urban

T3 Neighborhood (T3N)

City of Cincinnati Form-Based Code

T4 Neighborhood Medium Footprint

(T4N.MF)

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
T4 Neighborhood Small
Footprint (T4N.SF)

P-12

More Urban

T5 Main Street (T5MS)

Final Draft 2/15/13

T5 Neighborhood Large
Setback (T5N.LS)

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
T5 Neighborhood Small
Setback (T5N.SS)

More Urban

T5 Flex (T5F)

City of Cincinnati Form-Based Code

T6 Core (T6C)

Final Draft 2/15/13

P-13

1703-P.70

Preamble: A Place-Based Approach to Zoning

This page intentionally left blank

P-14

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Section 1703-1: Overview and Guide to the Cincinnati

Form-Based Code
Subsections:
1703-1.10 Purpose
1703-1.20 Applicability
1703-1.30
Organization of the Form-Based Code
1703-1.40
How to Use the Form-Based Code Document
1703-1.10 Purpose
The Cincinnati Form-Based Code is a portion of the Cincinnati Land Development Code
that pays particular attention to the intended form and character of a place. The Form-Based
Code secondarily regulates uses that are carefully chosen to maximize compatibility between
uses and the intended physical form of the zone. The organizing principal for the FormBased Code is based on a hierarchy of places from the most rural to the most urban. The
designation of each zone along this hierarchy (Transect) is determined first by the character
and form, intensity of development, and type of place, and secondarily by the mix of uses
within the area. Form-Based Code zones are used to reinforce existing or to create new
walkable mixed-use urban environments.

1703-1.20 Applicability
In addition to all applicable federal, State, and county laws and regulations governing land
use and development, this Form-Based Code applies to all land zoned with transect zones
within the City of Cincinnati
Whenever any provision of the Cincinnati Form-Based Code and any other City code,
chapter, resolution, guideline or regulation impose overlapping or contradictory regulations,
the more restrictive provision controls shall be followed unless otherwise specified in this
Chapter.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

1-1

1703-1.30

1703-1.30

Overview and Guide to the Cincinnati Form-Based Code

Organization of the Form-Based Code

Organization. The following text is advisory only and is intended to give a brief overview of
the organization of the Form-Based Code.
Preamble: A Place-Based Approach to Zoning. Introduces an overview of Cincinnati's form
and character. It also provides an overview of the various parts of the Code and illustrates
how to use it.
Section 1703-1: Overview and Guide to the Cincinnati Form-Based Code. Provides an
outline for the structure of the Form-Based Code and how to use the Form-Based Code.
Section 1703-2: Specific to Transect Zones. Establishes zone-specific standards for transect
zones. The application of the transect zones are intended to reinforce a walkable, transitsupportive urban environment.
Section 1703-3: Specific to Building Types. Establishes standards for a wide range of
building types found within Cincinnati that are appropriate for walkable, transit-supportive
urban environments.
Section 1703-4: Specific to Frontage Types. Establishes standards for a range of appropriate
frontages that provide an important transition between the public street and the private
realm within buildings.
Section 1703-5: Supplemental to Transect Zones. Establishes development standards that
apply to multiple transect zones for topics such as parking, signage and standards for specific
uses.
Section 1703-6: Specific to Creating a Walkable Neighborhood. Establishes standards
for creating developments within existing walkable communities or creating new walkable
communities.
Section 1703-7: Specific to Thoroughfares. Establishes standards for creating complete
streets that reinforce walkable communities by providing access to multiple modes of
transportation.
Section 1703-8: Administration and Procedures. Establishes procedures for implementing,
processing and reviewing developments under the Form-Based Code.
Section 1703-9: Form-Based Code Glossary. Provides definitions for certain terms used
throughout the Form-Based Code.

1-2

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Overview and Guide to the Cincinnati Form-Based Code

1703-1.40

1703-1.40

How to Use the Form-Based Code Document

In graphic form, this Subsection illustrates the basic steps a user would follow to use this
Form-Based Code. This is illustrative only and is not intended to set forth the administration
and procedures, which are set forth more fully in Section 1703-8 (Administration and
Procedures).
A. Two sets of basic steps are illustrated:
1. Building scale projects, development proposals that do not require:
a. Subdivision of land; and/or
b. Multiple transect zones.
2. Walkable Neighborhood Sites, development proposals that require:
a. Subdivision of land;
b. Multiple transect zones; and/or
c. Parcels greater than 10 acres in size.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

1-3

1703-1.40

Overview and Guide to the Cincinnati Form-Based Code

Quick Code Guide: Building-Scale Projects

Step

1-4

Code

Instructions

Title

Find the transect zone for your

parcel

Comply with the standards

specific to your zone

1703-2

Specific to
Transect Zones

Choose and comply with the

standards specific to your
building type

1703-3

Specific to
Building Types

Choose and comply with the

standards specific to your
frontage type

1703-4

Specific to
Frontage Types

Comply with the standards

general to all transect zones

1703-5

Supplemental to
Transect Zones

Follow the procedures and

comply with the requirements for
permit application

1703-8

Administration
and Procedures

If you want to subdivide your

property, follow the procedures
and comply with the
requirements in Subdivision

Final Draft 2/15/13

Maps

Subdivision
and Land
Development

City of Cincinnati Form-Based Code

Overview and Guide to the Cincinnati Form-Based Code

1703-1.40

Quick Code Guide: Walkable Neighborhood Sites

Step

Code

Instructions

Title

Find the transect zone for your

parcel

Maps

Comply with the standards for

creating walkable neighborhood
scaled site designs

1703-6

Specific to
Creating a
Walkable
Neighborhood

Choose and comply with the

standards for Thoroughfares

1703-7

Specific to
Thoroughfares

If you want to subdivide your

property, follow the procedures
and comply with the
requirements in Subdivision

Follow the procedures for

Developments and Traditional
Neighborhood Community Plans

Follow the procedures for

Building-Scale Projects

City of Cincinnati Form-Based Code

Subdivision
and Land
Development

1703-8

see previous
page

Final Draft 2/15/13

Administration
and Procedures

Building-Scale
Projects

1-5

1703-1.40

Overview and Guide to the Cincinnati Form-Based Code

This page intentionally left blank

1-6

Final Draft 2/15/13

City of Cincinnati Form-Based Code

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 (T4N.MF)
1703-2.70
T4 Neighborhood Small Footprint (T4N.SF)
1703-2.80
T5 Main Street (T5MS)
1703-2.90
T5 Neighborhood Large Setback (T5N.LS)
1703-2.100 T5 Neighborhood Small Setback (T5N.SS)
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 17033 (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

T4N.MF

Zone(s)

Zone(s)

Zone(s)

T3 Estate

T3 Neighborhood

T4 Neighborhood Medium Footprint

Sub-Zone: T4N.MF-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 2 Stories

Up to 2 Stories

Up to 2 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

neighborhood-supporting uses in
ancillary buildings.

Primarily residential with smaller

neighborhood-supporting uses in
ancillary buildings.

Primarily residential with smaller

neighborhood-supporting uses in
ancillary buildings.

Intent

Intent

Intent

To protect the integrity of existing,

large lot, detached homes and
reinforce their role within walkable
neighborhoods and to allow new
neighborhoods with this component.

To protect the integrity of existing,

small-to-medium lot detached
homes and reinforce their role
within walkable neighborhoods and
to allow new neighborhoods with
this component.

To provide a variety of housing

choices, in medium footprint,
medium-density building types,
which reinforce the walkable nature
of the neighborhood, support
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
T4N.SF

T5MS

T5N.LS

Zone(s)

Zone(s)

Zone(s)

T4 Neighborhood Small Footprint

T5 Main Street

T5 Neighborhood Large Setback

Sub-Zone: T4N.SF-Open

Sub-Zone: T5MS-Open

Sub-Zone: T5N.LS-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

Building at or Close to ROW

Buildings at the ROW

Simple Wall Plane setback from the

Street

Small to No Side Setbacks

Small to No Side Setbacks

Medium-to-Large Front Setback

Up to 2 Stories

Up to 4 Stories

Small to Medium Side Setbacks

Elevated Ground Floor

Diverse Mix of Frontages

Up to 4 Stories
Diverse Mix of Frontages

Primarily with Stoops and Porches

General Use

General Use

General Use

Primarily residential with smaller

neighborhood-supporting uses in
ancillary buildings, existing corner
store buildings, and in the open subzone.

Primarily ground floor commercial

uses with a mix of commercial and
residential uses on the floors above.
In the open sub-zone, the ground
floor can be a combination of
commercial and residential uses.

Primarily multi-unit residential with

smaller neighborhood-supporting
uses on the ground floor of the
open sub-zone.

Intent

Intent

Intent

To provide variety of urban

housing choices, in small-tomedium footprint, medium-tohigh density building types, which
reinforce the walkable nature
of the neighborhood, support
neighborhood-serving retail and
service uses adjacent to this Zone,
and support public transportation
alternatives.

To provide a focal point for

neighborhoods that accommodates
neighborhood serving retail, service,
and residential uses in compact,
walkable urban form.

To provide a variety of urban

housing choices, in medium-to-large
footprint, medium-to-high density
building types, which reinforce the
neighborhood's walkable nature,
support neighborhood-serving
retail and service uses 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.

The open sub-zone provides the

same building form but allows for
a more diverse mix of uses on the
ground floor, including residential,
thus enabling the retail and service
area to mature over time.

City of Cincinnati Form-Based Code

The open sub-zone provides the

same building form but allows for a
more diverse mix of uses.

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
T5N.SS

T5F

T6C

Zone(s)

Zone(s)

Zone(s)

T5 Neighborhood Small Setback

T5 Flex

T6 Core

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

Sub-Zone: T5N.SS-Open

Primarily Shopfronts
General Use

General Use

General Use

A diverse mix of residential building

types, general retail, and small
to medium-sized neighborhood
supporting services and commercial
uses.

Vertical and horizontal mixed use:

retail, commercial, residential
and light industrial uses on any
floors. Ideal location for work/live
conditions.

Vertical mixed use: retail, general

commercial, and services on the
ground floors with residential or
commercial uses on upper floors.

Intent

Intent

Intent

To provide a variety of urban

housing choices, in small-to-medium
footprint, medium-to-high density
building types, which reinforce the
neighborhood's walkable nature,
support neighborhood-serving
retail and service uses adjacent
to this Zone, and support public
transportation alternatives.

To provide an urban form that

can accommodate a very diverse
range of uses, including some light
industrial, to reinforce the pattern
of existing walkable neighborhoods
and to encourage revitalization and
investment.

To reinforce and enhance the vibrant,

walkable urban, downtown and
city core and to enable it to evolve
into a complete neighborhood that
provides locally and regionally serving
service, retail, entertainment, civic,
and public uses, as well as a variety of
urban housing choices. This Zone can
also be used around transit nodes.

The open sub-zone provides the

same building form but allows for a
more diverse mix of uses.

2-4

Final Draft 2/15/13

The open sub-zone provides the

same building form but allows for a
more diverse mix of uses.

City of Cincinnati Form-Based Code

Specific to Transect Zones

1703-2.40

T3 Estate (T3E)
1703-2.40

T3 Estate (T3E)

A. Intent
To protect the integrity of
existing, large lot, detached homes
and reinforce their role within
walkable neighborhoods and to
allow new neighborhoods with
this component. The following are
generally appropriate form elements
in this Zone:

B. Sub-zone(s)
Detached

n/a

Wide Lot
Medium-to-Large Footprint
Large Front Setback
Medium-to-Large Side Setback
Up to 2 Stories
Elevated Ground Floor
Primarily with Stoops and Porches

City of Cincinnati Form-Based Code

General note: The drawing above is

intended to provide a brief overview
of this Transect Zone and is
illustrative only.

Final Draft 2/15/13

2-5

1703-2.40

Specific to Transect Zones

T3 Estate (T3E)

Side Street

B
A

F
C

Street

ROW Line

Key

Street

Key
ROW / Lot Line

ROW Line

C. Allowed Building Types

Building Type
Carriage House

Lot
Width A Depth B
n/a

Detached House: 50' min.;

Medium

D. Building Form
Standards

Height
Main Building

n/a

1703-3.40

Stories

2 stories max.

100' min.

1703-3.50

To Eave/Parapet

24' max.

Overall

35' max.

100' max.

Accessory Structure(s)
Accessory Dwellings

1 stories max.

Other

1 story max.

Ground Floor Finish Level

18" min.

8' min.

above Sidewalk
Upper Floor(s) Ceiling
Footprint
Lot Coverage

35% max.

Accessory Structure(s)

2-6

Final Draft 2/15/13

Width

24' max.

Depth

36' max.

City of Cincinnati Form-Based Code

Specific to Transect Zones

1703-2.40
T3 Estate (T3E)

max.

min.

Side Street

Side Street

P
H

max.

min.

L
P
Street

Street

Key

Buildable Area

Key

ROW / Lot Line

Acc. Structures Only

ROW / Lot Line

Building Setback Line

Facade Zone

Building Setback Line

E. Building Placement

F. Parking

Setback (Distance from ROW / Lot Line)

Required Spaces

Front

15' min.; 35' max. G

Residential Uses

Side Street

10' min.; 20' max. H

Side

Dwellings

1 per unit min.

Service Uses

Main Building

10' min.

Accessory Structure(s)

10' min.

3,500 sf

No spaces required

>3,500 sf

2 spaces/1,000 sf min.

Rear

above first 3,500 sf

Main Building, Lot Depth 100' 20' min.

Main Building, Lot Depth > 100' Lot depth minus

15' min.

For uses not listed above, see Table 1703-5.50.A

(Parking Spaces Required).

80' min.
Accessory Structure(s)

Parking Area

No off-street parking required for uses within accessory

K

structure(s).
Location (Distance from Lot Line)

Facade within Facade Zone

Front

75% min.

Front Setback

40' min.

Side

50% min.

Side Street Setback

20' min.

Miscellaneous

Side Setback

10' min.

Where existing adjacent buildings are in front of the

Rear Setback

15' min.

regulated minimum front setback, the building may

Miscellaneous

be set to align with the facade of the front most

10' maximum curb cut width at street and parking

immediately adjacent property.

driveway width within front or side street setback.

Driveway width along an alley may be greater than
10'.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

2-7

1703-2.40

Specific to Transect Zones

T3 Estate (T3E)

Side Street

T
R

Street

Key
ROW / Lot Line

Encroachment Area

Building Setback Line

H. Signage

G. Encroachments
R

Encroachment Type Front Side St. Side

Frontage

5' max. 5' max.

Allowed Total Number of Signs

Rear

Building Signs

1 per building max.

Ground Signs

1 per main building max.

Allowed Sign Types 4

Steps to Building
Entrance

5' max. 5' max.

Architectural Features

3' max. 3' max. 3' max. 3' max.

Signage

Landscaping

A1

Driveways, Walkways

A1

A2

A2

A3

Satellite Dish Antennas

1703-5.80.S

Ground Signs
Pole/Monument 5

1703-5.80.O

Wall5

1703-5.80.M

See Subsection 1703-5.80 (Signs) for additional

standards.
4 Changeable

Utility Lines, Wires and

Related Structures

Wall5

Landscape

Fences or Freestanding
Wall

Building Signs

A
A

A
A

Encroachments are not allowed within a street ROW,

copy signs allowed for public and semi-

public uses only.

5 Allowed

as identification sign for non-residential uses

only.

alley ROW or across a Lot Line.

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

Key

2-8

only allowed when access is from an alley.

A = Allowed

= Not Allowed

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Specific to Transect Zones

1703-2.40
T3 Estate (T3E)

I. T3E Use Table

Use Type

Specific Use
Standards

T3E

Specific Use
Standards

T3E

1703-5.100.D

Use Type
Agriculture

Residential
Dwelling

Community Gardens

Accessory Dwelling

Transportation, Communications, Infrastructure

Utility

Home Occupation

1703-5.100.H

Home Office

MUP

Wireless Telecommunications:

Services
Day Care Home:

1703-5.100.E

Antenna 20' tall

Antenna > 20' tall

MUP
MUP

Adult

UP

Facility

Type A (7 - 12 Children)

UP

Accessory

Type B (1 - 6 Children)
Lodging: Bed & Breakfast

P
1703-5.100.C

1703-5.100.K

Accessory Building/Structure

Recreation, Education, Public Assembly

Cemetery:
Existing

P1

Expansion

UP

Cultural Institution

UP

Meeting Facilities:
5,000 sf

MUP

> 5,000 sf

Park, Open Space, Playground

Public Safety Facility
Recreational Facility: Outdoor

P
MUP
UP

Religious Assembly

MUP

School: Public or Private

MUP

Studio: Art, Music, Dance

P2

Key
P

Permitted Use

MUP

Minor Use Permit Required

UP

Use Permit Required

Use Not Allowed

End Notes
1

Only allowed if existing before the time of adoption of

this form-Based Code.

Only allowed in accessory structure up to 500 square

feet in size.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

2-9

1703-2.40

Specific to Transect Zones

This page intentionally left blank

2-10

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Specific to Transect Zones

1703-2.50

T3 Neighborhood (T3N)
1703-2.50

T3 Neighborhood (T3N)

A. Intent
To protect the integrity of existing,
small-to-medium lot detached
homes and reinforce their role
within walkable neighborhoods and
to allow new neighborhoods with
this component. The following are
generally appropriate form elements
in this Zone:

B. Sub-zone(s)
Detached

n/a

Narrow-to-Medium Lot Width

Small-to-Medium Footprint
Medium-to-Large Front Setback
Medium-to-Large Side Setback
Up to 2 Stories
Elevated Ground Floor
Primarily with Stoops and Porches

City of Cincinnati Form-Based Code

General note: The drawing above is

intended to provide a brief overview
of this Transect Zone and is
illustrative only.

Final Draft 2/15/13

2-11

1703-2.50

Specific to Transect Zones

T3 Neighborhood (T3N)

Side Street

B
A

F
C

Street

ROW Line

Key

Street

Key
ROW / Lot Line

ROW Line

C. Allowed Building Types

Building Type
Carriage House

Lot

Cottage Court

n/a

n/a

1703-3.40

Stories

2 stories max.

80' min.

1703-3.50

To Eave/Parapet

24' max.

Overall

35' max.

75' max.
80' min.

1703-3.60

50' max.
75' min.;

100' min. 1703-3.70

175' max.
Duplex

Height

Depth B

Detached House: 30' min.;

Compact

Standards

Width A

Detached House: 50' min.;

Medium

D. Building Form

50' min.;

Main Building

Accessory Structure(s)
Accessory Dwellings

2 stories max.

Other

1 story max.

Ground Floor Finish Level

100' min. 1703-3.80

75' max.

18" min.

8' min.

above Sidewalk
Upper Floor(s) Ceiling
Footprint
Lot Coverage

35% max.

Accessory Structure(s)

2-12

Final Draft 2/15/13

Width

24' max.

Depth

32' max.

City of Cincinnati Form-Based Code

Specific to Transect Zones

1703-2.50
T3 Neighborhood (T3N)

Side Street

P
I

max.

min.

max.

min.

L
P
Street

Street

Key

Buildable Area

Key

ROW / Lot Line

Acc. Structures Only

ROW / Lot Line

Building Setback Line

Facade Zone

Building Setback Line

E. Building Placement

F. Parking

Setback (Distance from ROW / Lot Line)

Required Spaces

Front

15' min.; 20' max. G

Residential Uses

Side Street

10' min.; 20' max. H

Side

Dwellings

Parking Area

1 per unit min.

Service Uses

Main

Building1

4' min.; 12' min.

combined

Accessory Structure(s)

3,500 sf

No spaces required

>3,500 sf

2 spaces/1,000 sf min.

5' min.

above first 3,500 sf

Rear

Required parking may be reduced as set forth in

Main Building Lot Depth 100' 20' min.

Main Building Lot Depth > 100' Lot depth minus

For uses not listed above, see Table 1703-5.50.A

80' min.
Accessory Structure(s)

5' min.

Subsection 1703-5.50 (Parking).

(Parking Spaces Required).

Facade within Facade Zone

No off-street parking required for uses within accessory

structure(s).

Front

75% min.

Location (Distance from Lot Line)

Side Street

50% min.

Front Setback

40' min.

Side Street Setback

15' min.

Side Setback

0' min.

Miscellaneous

Rear Setback

0' min.

Where existing adjacent buildings are in front of the

Miscellaneous

minimum front setback, the building may be set to align

10' maximum curb cut width at street and parking

1 Side

setback not required between attached duplex

units.

with the facade of the front most immediately adjacent

property.

driveway width within front or side street setback.

Driveway width along an alley may be greater than
10'.
Driveways may be shared between adjacent parcels.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

2-13

Side Street

1703-2.50

Specific to Transect Zones

T3 Neighborhood (T3N)

Side Street

Street

Key
ROW / Lot Line

Encroachment Area

Building Setback Line

G. Encroachments

H. Signage
R

Allowed Total Number of Signs

Encroachment Type Front Side St. Side Rear

Building Signs

1 per building max.

Frontage

Ground Signs

1 per main building max.

5' max. 5' max.

Steps to Building

Allowed Sign Types 4

Entrance

5' max. 5' max.

Architectural Features

3' max. 3' max. 3' max. 3' max.

Building Signs
Wall5

1703-5.80.S

Signage

Landscaping

A1

A1

A2

A2

See Subsection 1703-5.80 (Signs) for additional

A3

standards.

Fences or Freestanding
Wall
Driveways, Walkways

Utility Lines, Wires and

Related Structures
Satellite Dish Antennas

Ground Signs
Pole/Monument 5

1703-5.80.O

Landscape Wall5

1703-5.80.M

4 Changeable

Encroachments are not allowed within a street ROW,

copy signs allowed for public and semi-

public uses only.

5 Allowed

as identification sign for non-residential uses

only.

alley ROW or across a Lot Line.

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

Key

2-14

only allowed when access is from an alley.

A = Allowed

= Not Allowed

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Specific to Transect Zones

1703-2.50
T3 Neighborhood (T3N)

I. T3N Use Table

Use Type

Specific Use
Standards

T3N

Residential

Specific Use
Standards

T3N

1703-5.100.D

Use Type
Agriculture

Dwelling

Community Gardens

Accessory Dwelling

Transportation, Communications, Infrastructure

Utility

Home Occupation

1703-5.100.H

Home Office

MUP

Wireless Telecommunications:

Services
Day Care Home:

1703-5.100.E

Antenna 20' tall

Antenna > 20' tall

MUP
MUP

Adult

UP

Facility

Type A (7 - 12 Children)

UP

Accessory

Type B (1 - 6 Children)
Lodging: Bed & Breakfast

P
1703-5.100.C

1703-5.100.K

Accessory Building/Structure

Recreation, Education, Public Assembly

Cemetery:
Existing

P1

Expansion

UP

Cultural Institution

UP

Meeting Facilities:
5,000 sf

MUP

> 5,000 sf

Park, Open Space, Playground

Public Safety Facility
Recreational Facility: Outdoor

P
MUP
UP

Religious Assembly

MUP

School: Public or Private

MUP

Studio: Art, Music, Dance

P2

Key
P

Permitted Use

MUP

Minor Use Permit Required

UP

Use Permit Required

Use Not Allowed

End Notes
1

Only allowed if existing before the time of adoption of

this form-Based Code.

Only allowed in accessory structure up to 500 square

feet in size.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

2-15

1703-2.50

Specific to Transect Zones

This page intentionally left blank

2-16

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Specific to Transect Zones

1703-2.60

T4 Neighborhood Medium Footprint (T4N.MF)

1703-2.60

T4 Neighborhood Medium Footprint (T4N.MF)

A. Intent
To provide variety of housing
choices, in medium footprint,
medium-density building types,
which reinforce the walkable nature
of the neighborhood, support
neighborhood-serving commercial
adjacent to this Zone, and support
public transportation alternatives.
The following are generally
appropriate form elements in this
Zone:

B. Sub-Zone(s)
Detached

T4N.MF-Open Zone (T4N.MF-O)

Medium-to-Large Lot Width

The open sub-zone provides the

same building form but allows for a
more diverse mix of uses.

Medium Footprint
Medium-to-Large Front Setback
Small-to-Medium Side Setbacks
Up to 2 Stories
Elevated Ground Floor
Primarily with Stoops and Porches

City of Cincinnati Form-Based Code

General note: The drawing above is

intended to provide a brief overview
of this Transect Zone and is
illustrative only.

Final Draft 2/15/13

2-17

1703-2.60

Specific to Transect Zones

T4 Neighborhood Medium Footprint (T4N.MF)

Side Street

B
A

G
C

H
E

Street

ROW Line

Key

Street

Key
ROW / Lot Line

ROW Line

C. Allowed Building Types

Building Type
Carriage House

Lot

Duplex

n/a

n/a

1703-3.40

Stories

2 stories max.

80' min.

1703-3.50

To Eave/Parapet

24' max.

Overall

35' max.

75' max.
80' min.

1703-3.60

60' max.
50' min.;

100' min.

1703-3.80

75' max.
Rowhouse

Height

Depth B

Detached House: 40' min.;

Compact

Standards

Width A

Detached House: 50' min.;

Medium

D. Building Form

18' min.;

80' min.

1703-3.90

Accessory Dwellings

2 stories max.

Other

1 story max.
18" min.

100' min.

1703-3.100

100' min.

1703-3.110

100' max.

above Sidewalk
Ground Floor Ceiling

100' max.
Multi-Plex: Large 75' min.;

Accessory Structure(s)

Ground Floor Finish Level

35' max.
Multi-Plex: Small 50' min.;

Main Building

Service or Retail

12' min.

Upper Floor(s) Ceiling

8' min.

Ground floor lobbies and common areas in multi-unit

buildings may have a 0" to 6" ground floor finish level.
Footprint
Depth, Ground-Floor Space 24' min.

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.

2-18

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Specific to Transect Zones

1703-2.60
T4 Neighborhood Medium Footprint (T4N.MF)

max.

min.

Side Street

R
K

max.

min.

N
R
Street

Street

Key

Buildable Area

Key

ROW / Lot Line

Acc. Structures Only

ROW / Lot Line

Building Setback Line

Facade Zone

Building Setback Line

E. Building Placement

F. Parking

Setback (Distance from ROW / Lot Line)

Required Spaces

Front

15' min.; 25' max.

Side Street

10' min.; 25' max.

Side
Main Building 1

10' min.

Accessory Structure(s)

5' min

Rear
Main Building, Lot Depth 125' 25' min.

Studio or 1 Bedroom

1/2 per unit min.

2 or more Bedrooms

1 per unit min.

Service Uses
3,500 sf

No spaces required

>3,500 sf

2 spaces/1,000 sf min.
above first 3,500 sf

Required parking may be reduced as set forth in

Subsection 1703-5.50 (Parking).

100' min.
5' min.

Residential Uses

Main Building, Lot Depth > 125' Lot depth minus

Accessory Structure(s)

Parking Area

For uses not listed above, see Table 1703-5.50.A

(Parking Spaces Required).

Facade within Facade Zone

Front

75% min.

No off-street parking required for uses within accessory

Side Street

50% min.

structure(s).

1 Side

setback not required between attached rowhouse

Location (Distance from Lot Line)

Front Setback

40' min.

Miscellaneous

Side Street Setback

15' min.

Where existing adjacent buildings are in front of the

Side Setback

0' min.

minimum front setback, the building may be set to align

Rear Setback

0' min.

with the facade of the front most immediately adjacent

Miscellaneous

property.

Curb Cut or Parking Driveway Width

or duplex units.

40 spaces

14' max.

> 40 spaces

18' max.

Driveways may be shared between adjacent parcels.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

2-19

Side Street

1703-2.60

Specific to Transect Zones

T4 Neighborhood Medium Footprint (T4N.MF)

Side Street

Street

Key
Encroachment Area

ROW / Lot Line

Building Setback Line

H. Signage

G. Encroachments
T

Allowed Total Number of Signs

Encroachment Type Front Side St. Side Rear

Building Signs

1 per building max.

Frontage

Ground Signs

1 per main building max.

10' max. 10' max.

Allowed Sign Types 4

Steps to Building
Entrance

5' max. 5' max.

Building Signs

Architectural Features 3' max. 3' max. 3' max. 3' max.

Directory5

1703-5.80.L

Signage

Wall5

1703-5.80.S

Landscaping

Fences or Freestanding
A1

Wall
Driveways, Walkways

A1

Satellite Dish Antennas

Pole/Monument 5

1703-5.80.O

Wall5

1703-5.80.M

Landscape

A2

A2

A3

See Subsection 1703-5.80 (Signs) for additional

4 Changeable

standards.

Utility Lines, Wires and

Related Structures

Ground Signs

Encroachments are not allowed within a street ROW,

copy sign allowed for public and semi-

public uses only.

5 Allowed

as identification sign for non-residential uses

only.

alley ROW or across a Lot Line.

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

Key

2-20

only allowed when access is from an alley.

A = Allowed

= Not Allowed

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Specific to Transect Zones

1703-2.60
T4 Neighborhood Medium Footprint (T4N.MF)

I. T4N.MF Use Table

Use Type

Specific Use
Standards

T4N
MF

MF-O

Residential

Specific Use
Standards

Use Type

T4N
MF

MF-O

Industry, Manufacturing & Processing

Dwelling

Artisan Production

UP

MUP

Accessory Dwelling

General Production

Limited Production

UP

UP

Home Occupation

1703-5.100.H

Home Office

MUP MUP

Services
Animal Services, except

Agriculture
Community Gardens

Transportation, Communications, Infrastructure

1703-5.100.A

with the following features:

Boarding

UP

UP

UP

Automatic Teller Machine

1703-5.100.B

Day Care Center

1703-5.100.E

Day Care Home:

1703-5.100.E

Adult

Utility
Wireless

MUP MUP
MUP MUP

UP

Accessory

Accessory Building/

Clinic

Doctor Office

Office: Professional

Personal Services

1703-5.100.C

Antenna > 20' tall

Facility

Lodging: Bed & Breakfast

1703-5.100.K

Antenna 20' tall tall

Type B (1 - 6 Children)

Telecommunications:

Type A (7 - 12 Children)

1703-5.100.D

Structure

Medical Services:

Recreation, Education, Public Assembly

Cultural Institution

UP

UP

Indoor 1,000 sf

Indoor > 1,000 sf

UP

UP

Outdoor

UP

UP

Religious Assembly

School: Public or Private

Studio: Art, Music, Dance

P1

Meeting Facilities
Park, Open Space,
Playground
Public Safety Facility
Recreational Facility:

City of Cincinnati Form-Based Code

Key
P

Permitted Use

MUP

Minor Use Permit Required

UP

Use Permit Required

Use Not Allowed

End Notes
1

Only allowed in accessory structure.

Final Draft 2/15/13

2-21

1703-2.60

Specific to Transect Zones

This page intentionally left blank

2-22

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Specific to Transect Zones

1703-2.70

T4 Neighborhood Small Footprint (T4N.SF)

1703-2.70

T4 Neighborhood Small Footprint (T4N.SF)

A. Intent
To provide variety of urban
housing choices, in small-tomedium footprint, medium-tohigh density building types, which
reinforce the walkable nature
of the neighborhood, support
neighborhood-serving retail and
service uses adjacent to this Zone,
and support public transportation
alternatives. The following are
generally appropriate form elements
in this Zone:

B. Sub-Zone(s)
Detached or Attached

T4N.SF-Open Zone (T4N.SF-O)

Narrow-to-Medium Lot Width

The open sub-zone provides the

same building form but allows for a
more diverse mix of uses.

Small-to-Medium Footprint
Building at or Close to ROW
Small to No Side Setbacks
Up to 2 Stories
Elevated Ground Floor
Primarily with Stoops and Porches

City of Cincinnati Form-Based Code

General note: The drawing above is

intended to provide a brief overview
of this Transect Zone and is
illustrative only.

Final Draft 2/15/13

2-23

1703-2.70

Specific to Transect Zones

T4 Neighborhood Small Footprint (T4N.SF)

Side Street

B
A

G
C

H
E

Street

ROW Line

Key

Street

Key
ROW / Lot Line

ROW Line

C. Allowed Building Types

Building Type
Carriage House

Lot
Width A Depth B
n/a

Detached House: 30' min.;

Compact
Cottage Court

D. Building Form
Standards
1703-3.40

Stories

2 stories max.

75' min.

1703-3.60

To Eave/Parapet

24' max.

Overall

35' max.

100' min.

1703-3.70

100' max.
Duplex

40' min.;

100' min.

1703-3.80

75' max.
Rowhouse

18' min.;

80' min.

1703-3.90

50' min.;
18' min.;

Accessory Dwellings

2 stories max.

Other

1 story max.
18" min.

above Sidewalk

Ground Floor Ceiling

100' min.

1703-3.100

100' max.
Live/Work

Accessory Structure(s)

Ground Floor Finish Level

35' max.
Multi-Plex: Small

Main Building

n/a

50' max.
75' min.;

Height

80' min.

1703-3.130

35' max.

Service or Retail

12' min.

Upper Floor(s) Ceiling

8' min.

Ground floor lobbies and common areas in multi-unit

buildings may have a 0" to 6" ground floor finish level.
Footprint
Depth, Ground-Floor Space

24' min.

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.

2-24

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Specific to Transect Zones

1703-2.70
T4 Neighborhood Small Footprint (T4N.SF)

max.

max.

min.

min.

Side Street

R
K

max.

min.

R
Street

Street

Key

Buildable Area

Key

ROW / Lot Line

Acc. Structures Only

ROW / Lot Line

Building Setback Line

Facade Zone

Building Setback Line

E. Building Placement

F. Parking

Setback (Distance from ROW / Lot Line)

Required Spaces

Front

Parking Area

Residential Uses

Interior Lot

5' min.; 15' max.

Studio or 1 Bedroom

per unit min.

Corner Lot

0' min.; 15' max.

2 or more Bedrooms

1 per unit min.

Side Street

0' min.; 15' max.

Side
Main

Building1

Accessory Structure(s)

3' min.; 9' max.

Service Uses
3,500 sf

No spaces required

>3,500 sf

2 spaces/1,000 sf min.

3' min.

above first 3,500 sf

Rear

Required parking may be reduced as set forth in

Main Building, Lot Depth 100' 20' min.

Main Building, Lot Depth > 100' Lot depth minus

For uses not listed above, see Table 1703-5.50.A

80' min.
Accessory Structure(s)

5' min.

Subsection 1703-5.50 (Parking).

(Parking Spaces Required).

Facade within Facade Zone

No off-street parking required for uses within accessory

structure(s).

Front

75% min.

Location (Distance from Lot Line)

Side Street

50% min.

Front Setback

40' min.

Side Street Setback

5' min.

Side Setback

0' min.

Where existing adjacent buildings are in front of the

Rear Setback

0' min.

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

1 Side

setback not required between attached rowhouse

or duplex units along a common Lot Line.

property.

40 spaces

14' max.

> 40 spaces

18' max.

Driveways may be shared between adjacent parcels.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

2-25

Side Street

1703-2.70

Specific to Transect Zones

T4 Neighborhood Small Footprint (T4N.SF)

Side Street

Street

Key
ROW / Lot Line

Encroachment Area

Building Setback Line

G. Encroachments

H. Signage
T

Allowed Total Number of Signs

Encroachment Type Front Side St. Side Rear

Building Signs

1 per building max.

Frontage

Ground Signs

1 per main building max.

10' max. 10' 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

Wall5

1703-5.80.S

Landscaping

Fences or Freestanding
A1

Wall
Driveways, Walkways

A1

Satellite Dish Antennas

Pole/Monument 5

1703-5.80.O

Wall5

1703-5.80.M

A2

A2

See Subsection 1703-5.80 (Signs) for additional

4 Changeable

A3

Utility Lines, Wires and

Related Structures

Ground Signs
Landscape
standards.

Encroachments are not allowed within a street ROW,

alley ROW or across a Lot Line.

copy sign allowed for public and semi-

public uses only.

5 Allowed

as identification sign for non-residential uses

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

Key

2-26

only allowed when access is from an alley.

A = Allowed

= Not Allowed

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Specific to Transect Zones

1703-2.70
T4 Neighborhood Small Footprint (T4N.SF)

I. T4N.SF Use Table

Use Type

Specific Use
Standards

T4N
SF

SF-O

Residential

Specific Use
Standards

Use Type

T4N
SF

SF-O

Industry, Manufacturing & Processing

Dwelling

Artisan Production

UP

MUP

Accessory Dwelling

General Production

Limited Production

UP

UP

Home Occupation

1703-5.100.H

Home Office

MUP MUP

Services
Animal Services, except

Agriculture
Community Gardens

Transportation, Communications, Infrastructure

1703-5.100.A

with the following features:

Boarding

UP

UP

UP

Automatic Teller Machine

1703-5.100.B

Day Care Center

1703-5.100.E

Day Care Home:

1703-5.100.E

Adult

Utility
Wireless

MUP MUP
MUP MUP

UP

Accessory

Accessory Building/

Clinic

Doctor Office

Office: Professional

Personal Services

1703-5.100.C

Antenna > 20' tall

Facility

Lodging: Bed & Breakfast

1703-5.100.K

Antenna 20' tall tall

Type B (1 - 6 Children)

Telecommunications:

Type A (7 - 12 Children)

1703-5.100.D

Structure

Medical Services:

Recreation, Education, Public Assembly

Cultural Institution

UP

UP

Indoor 1,000 sf

Indoor > 1,000 sf

UP

UP

Outdoor

UP

UP

Religious Assembly

School: Public or Private

Studio: Art, Music, Dance

P1

Meeting Facilities
Park, Open Space,
Playground
Public Safety Facility
Recreational Facility:

City of Cincinnati Form-Based Code

Key
P

Permitted Use

MUP

Minor Use Permit Required

UP

Use Permit Required

Use Not Allowed

End Notes
1

Only allowed in accessory structure.

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

neighborhoods that accommodates
neighborhood serving retail, service,
and residential uses in compact,
walkable urban form.

Attached

T5MS-Open Zone (T5MS-O)

Small-to-Medium Footprint

The following are generally

appropriate form elements in this
Zone:

Small to No Side Setbacks

The open sub-zone provides the

same building form but allows for
a more diverse mix of uses on the
ground floor, including residential,
thus enabling the retail and service
area to mature over time.

Simple Wall Plane along Street

Buildings at the ROW
Up to 4 Stories
Diverse Mix of Frontages

City of Cincinnati Form-Based Code

General note: The drawing above is

intended to provide a brief overview
of this Transect Zone and is
illustrative only.

Final Draft 2/15/13

2-29

1703-2.80

Specific to Transect Zones

T5 Main Street (T5MS)

Side Street

B
A

F
C

G
E
D
Street

BTL,ROW Line

Key

Street

Key
ROW / Lot Line

ROW Line

C. Allowed Building Types

Building Type
Main Street
Mixed-Use
Mid-Rise

D. Building Form (continued)

Lot
Width A

Depth B

25' min.;

100' min.

Standards
1703-3.140

150' max.
100' min.;

180' min.

1703-3.160,

200' max.

1703-3.180

Depth, Ground-Floor Space

40' min.

Accessory Structure(s)
Width

24' max.

Depth

32' max.

Miscellaneous
Distance Between Entries, to

D. Building Form

Ground Floor (Uses)

Height
Main Building

Footprint

2 stories min.;

50' max.

Loading docks, overhead doors, and other service

entries shall be screened and not be located on primary

5 stories max.
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

Ground Floor Ceiling

14' min.

Upper Floor(s) Ceiling

8' min.

as a series of buildings no wider than 75 each.

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.

2-30

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Specific to Transect Zones

1703-2.80
T5 Main Street (T5MS)

Side Street

Q
J

M
Q

Street

Street

Key

Key
ROW / Lot Line

Buildable Area

ROW / Lot Line

Building Setback Line

Building Setback Line

E. Building Placement

F. Parking

Build-to Line (Distance from ROW / Lot Line)

Required Spaces

Front

0'

Residential Uses

Side Street

0'

Service or Retail Uses

BTL Defined by a Building

Front

90% min.

Side Street

60% min.
0' min.

Rear

No spaces required

>5,000 sf

2 spaces/1,000 sf min.
above first 5,000 sf;
4 per 1,000 sf max.

Required parking may be reduced as set forth in

Subsection 1703-5.50 (Parking).

Adjacent to Any T5 or T6
Zone

1 per 1500 sf min.

5,000 sf

Setback (Distance from ROW / Lot Line)

Side

Parking Area

For uses not listed above, see Table 1703-5.50.A

0' min.

(Parking Spaces Required).

Location (Distance from Lot Line)

Adjacent to Any Other Zone 5' min.

Miscellaneous

Front Setback

40' min.

Side Street Setback

0' min.

corner along the front.

Side Setback

0' min.

A building form with a chamfered corner is allowed only

Rear Setback

0' min.

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

BTL must be defined by a building within 30' of

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

Side Street

1703-2.80

Specific to Transect Zones

T5 Main Street (T5MS)

Side Street

R
Street

Key
Encroachment Area

ROW / Lot Line

Building Setback Line

H. Signage

G. Encroachments
Encroachment Type

Front

Side St.

Maximum Sign Area Allowed

Building Signs Max.

1 sf per linear foot of building

frontage

Frontage
Shopfront:

Awning1

Other
Architectural Features
Signage1

14' max.

14' max.

3' max.

3' max.

Ground Signs Max.

1 sf per linear foot of lot frontage

Allowed Sign Types

Building Signs
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

Wall Mural

1 per building

1703-5.80.T

Window

1 per shopfront

1703-5.80.U

Landscape Wall

1 per building

1703-5.80.M

Sandwich Board

1 per establishment 1703-5.80.Q

encroach into the street ROW to within 2' of the

face of curb.
Key

A = Allowed

= Not Allowed

Ground Signs

See Subsection 1703-5.80 (Signs) for additional

standards.
2 Changeable

copy signs allowed for public and semi-

public uses.

2-32

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Specific to Transect Zones

1703-2.80
T5 Main Street (T5MS)

I. T5MS Use Table

Use Type

Specific Use
Standards

T5
MS

MS-O

1703-5.100.H P

Dwelling
Home Office

MS

MS-O

P1

UP

UP

1703-5.100.F

Day Care Center

1703-5.100.E

Day Care Home:

1703-5.100.E
P

UP

P1

P1

Animal Services, except with

any of the following features:
Boarding

Retail

Automatic Teller Machine

General Retail, except with

Bank/Financial Services,

any of the following features:

Alcoholic Beverage Sales
Drive-Through Services

1703-5.100.F

Floor Area over 10,000 sf

UP

UP

UP

UP

Eating or Drinking
any of the following features:
Alcoholic Beverage Sales
1703-5.100.F

Floor Area over 10,000 sf

Outdoor Entertainment

1703-5.100.B

except with the following

features:
Drive-Through Services

Adult

Establishment, except with

Drive-Through Services

T5

Specific Use
Standards

Services

Residential
Home Occupation

Use Type

1703-5.100.I

Type A (7 - 12 Children)

UP

UP

Lodging:

UP

UP

Inn

MUP

Type B (1 - 6 Children)

Hotel

Medical Services:
Clinic
Doctor Office

Office: Professional

Personal Services

Meeting Facilities

Park, Open Space, Playground

Public Safety Facility

Indoor 1,000 sf

Indoor > 1,000 sf

UP

Recreation, Education, Public Assembly

Cultural Institution

Recreational Facility:
Key

UP

Permitted Use

MUP

Minor Use Permit Required

Religious Assembly

UP

Use Permit Required

School: Public or Private

Use Not Allowed

Studio: Art, Music, Dance

Table Continues on Next Page

End Notes

Outdoor

MUP MUP1

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)

Use Type

Specific Use
Standards

T5
MS

MS-O

Agriculture
Community Gardens

Specific Use
Standards

Use Type

T5
MS

MS-O

Transportation, Communications, Infrastructure

1703-5.100.D

Parking Facility,

Industry, Manufacturing & Processing

Public or Private

Artisan Production

Utility

General Production

Wireless Telecommunications: 1703-5.100.K

Limited Production

UP

Antenna 20' tall

Furniture and Fixture

UP

UP

Antenna > 20' tall

MUP MUP
MUP MUP

Manufacturing

Facility

Media Production

Accessory

Printing and Publishing

Accessory Building/Structure

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

Specific to Transect Zones

1703-2.90

T5 Neighborhood Large Setback (T5N.LS)

1703-2.90

T5 Neighborhood Large Setback (T5N.LS)

A. Intent
To provide a variety of urban
housing choices, in medium-to-large
footprint, medium-to-high density
building types, which reinforce the
neighborhood's walkable nature,
support neighborhood-serving
retail and service uses adjacent
to this Zone, and support public
transportation alternatives. The
following are generally appropriate
form elements in this Zone:

B. Sub-Zone(s)
Attached or Detached

T5N.LS-Open Zone (T5N.LS-O)

Medium-to-Large Footprint

The open sub-zone provides the

same building form but allows for a
more diverse mix of uses.

Simple Wall Plane setback from the

Street
Medium-to-Large Front Setback
Small to Medium Side Setbacks
Up to 4 Stories
Diverse Mix of Frontages

City of Cincinnati Form-Based Code

General note: The drawing above is

intended to provide a brief overview
of this Transect Zone and is
illustrative only.

Final Draft 2/15/13

2-35

1703-2.90

Specific to Transect Zones

T5 Neighborhood Large Setback (T5N.LS)

Side Street

B
A

G
E

Street

ROW Line

Key

Street

Key
ROW / Lot Line

ROW Line

C. Allowed Building Types

Building Type
Carriage House

D. Building Form (continued)

Lot

Standards

Width A

Depth B

n/a

n/a

1703-3.40

Service or Retail

14' min.

100' min.

1703-3.100

Upper Floor(s) Ceiling

8' min.

Multi-Plex: Small 50' min.;

75' max.
Multi-Plex: Large 75' min.;
125' min.;

100' min.

1703-3.110

100' min.;

180' min.

buildings may have a 0" to 6" ground floor finish level.

1703-3.120

more than a half-story taller than the allowed height of

adjacent buildings.

180' min.

200' max.

1703-3.160,
1703-3.180

D. Building Form

Footprint
Depth, Ground-Floor Space

30' min.

Accessory Structure(s)

Height
Main Building

Within 20' of the rear Lot Line, buildings may not be

250' max.
Mid-Rise

Ground Floor Ceiling

Ground floor lobbies and common areas in multi-unit

100' max.
Stacked Flats

Height (continued)

4 stories max.

Accessory Structure(s)

Width

24' max.

Depth

32' max.

Miscellaneous

Accessory Dwellings

2 stories max.

Other

1 story max.

Distance Between Entries, to

Ground Floor (Uses)

Ground Floor Finish Level

50' max.

Loading docks, overhead doors, and other service

above Sidewalk

entries shall be screened and not be located on primary

Residential

18" min.

street facades.

Service or Retail

6" max.

Any buildings wider than 150 must be designed to read

as a series of buildings no wider than 75 each.

2-36

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Specific to Transect Zones

1703-2.90
T5 Neighborhood Large Setback (T5N.LS)

max.

min.

Side Street

Q
I

max.

min.

Street

Street

Key

Key
ROW / Lot Line

Buildable Area

ROW / Lot Line

Building Setback Line

Facade Zone

Building Setback Line

E. Building Placement

F. Parking

Setback (Distance from ROW / Lot Line)

Required Spaces

Parking Area

Front

15' min.; 30' max.

Residential Uses

Side Street

10' min.; 25' max.

Service or Retail Uses

Side

8' min.

3,500 sf

No spaces required

> 3,500 sf

2 spaces/1,000 sf min.

Rear
Adjacent to Any T5 or T6
Zone

1 per 1500 sf min.

above first 3,500 sf;

0' min.

4 per 1,000 sf max.

Adjacent to Any Other Zone 20' min.

Required parking may be reduced as set forth in

Facade within Facade Zone

Subsection 1703-5.50 (Parking).

Front

80% min.

For uses not listed above, see Table 1703-5.50.A

Side Street

50% min.

(Parking Spaces Required).

Miscellaneous
Facade zone must be defined by a building within 30'

Location (Distance from Lot Line)

Front Setback

40' min.

of corner along the front.

Side Street Setback

5' min.

A building form with a chamfered corner is allowed only

Side Setback

0' min.

on corner lots and only if a corner entry is provided.

Rear Setback

Entire ROW must be defined by a building or a 2' to 3'

high fence or landscape wall.
Fence materials shall not include chain link, barbed or

Adjacent to Any T1, T2, T3 or

T4 Zone
Adjacent to Any Other Zone

5' min.
0' min.

razor wire.

Miscellaneous

Landscape walls shall have a masonry or stucco finish.

Curb Cut or Parking Driveway Width

40 spaces

14' max.

> 40 spaces

18' max.

All parking structures must be screened from the front

street by habitable space at least 15' deep from street.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

2-37

Side Street

1703-2.90

Specific to Transect Zones

T5 Neighborhood Large Setback (T5N.LS)

Side Street

R
Street

Key
ROW / Lot Line

Encroachment Area

Building Setback Line

H. Signage

G. Encroachments
R

Encroachment Type

Front Side St. Rear

Maximum Sign Area Allowed

Building Signs Max.

1 sf per linear foot of building

frontage

Frontage
Awning1

14' max. 14' max.

Ground Signs Max.

10' max. 10' max.

Allowed Sign Types

Steps to Building Entrance

5' max. 5' max.

Building Signs

Architectural Features

3' max. 3' max.

Awning6

1 per awning

1703-5.80.K

Directory6

1 per building

1703-5.80.L

Shopfront:
Other

Signage

1 sf per linear foot of lot frontage

Landscaping

Marquee 6

1 per building

1703-5.80.N

Fences or Freestanding Wall

A2

A2

A3

Projecting6

1 per entry door

1703-5.80.P

A4

Suspended6

1 per entry door

1703-5.80.R

Wall5,6

1 per establishment 1703-5.80.S

Driveways, Walkways

Utility Lines, Wires and

Related Structures

Satellite Dish Antennas

Mural6

Wall

Window6

Encroachments are not allowed within a street ROW,

See Section 1703-4 (Specific to Frontage Types) for

Sandwich

further refinement of the allowed encroachments for

Yard6

frontage elements.
1 May

3 6'

encroach into the street ROW to within 2' of the

2-38

1703-5.80.U

1 per building

1703-5.80.M

1 per establishment 1703-5.80.Q

1 per building

1703-5.80.V

standards.
copy signs allowed for public and semi-

public uses.
6 Allowed

max. height.

Key

Board6

5 Changeable

max. height.

4 Driveway

1 per shopfront

See Subsection 1703-5.80 (Signs) for additional

face of curb.
2 4'

1703-5.80.T

Ground Signs
Landscape Wall6

alley ROW or across a Lot Line.

1 per building

only allowed when access is from an alley.

A = Allowed

as identification sign for non-residential uses

only.

= Not Allowed

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Specific to Transect Zones

1703-2.90
T5 Neighborhood Large Setback (T5N.LS)

I. T5N.LS Use Table

Use Type

Specific Use
Standards

T5N
LS

LS-O

Residential

T5N

Specific Use
Standards

LS

LS-O

UP

1703-5.100.F

UP

Services

Dwelling

Accessory Dwelling

UP

Home Occupation

Use Type

1703-5.100.H

Home Office
Retail

Animal Services, except with

any of the following features:
Boarding
Automatic Teller Machine

1703-5.100.B

Bank/Financial Services,

General Retail, except with

except with the following

any of the following features:

Alcoholic Beverage Sales
Drive-through Services

1703-5.100.F

Floor Area Over 10,000 sf

Day Care Center

1703-5.100.E

Day Care Home:

1703-5.100.E

Eating or Drinking

features:
Drive-Through Services

Adult

Establishment, except with

Type A (7 - 12 Children)

any of the following features:

UP

Bed & Breakfast

Floor Area Over 10,000 sf

Inn

UP

Operating between 10pm

UP

Hotel

Clinic

Doctor Office

Office: Professional

Personal Services

UP

Meeting Facilities

Park, Open Space, Playground

Public Safety Facility

Indoor 1,000 sf

UP

UP

Alcoholic Beverage Sales

Drive-through Services

1703-5.100.F

- 7am
Outdoor Entertainment

Type B (1 - 6 Children)
Lodging:
1703-5.100.C

Medical Services:
1703-5.100.I

MUP

Recreation, Education, Public Assembly

Cultural Institution

Recreational Facility:
Key
P

Permitted Use

Indoor > 1,000 sf

MUP

Minor Use Permit Required

Outdoor

UP

Use Permit Required

Religious Assembly

Use Not Allowed

School: Public or Private

Studio: Art, Music, Dance

P1

Only allowed in accessory structure.

MUP MUP

Table Continues on Next Page

City of Cincinnati Form-Based Code

Final Draft 2/15/13

2-39

1703-2.90

Specific to Transect Zones

T5 Neighborhood Large Setback (T5N.LS)

I. T5N.LS Use Table (continued)

Use Type

Specific Use
Standards

T5N
LS

LS-O

Agriculture
Community Gardens

Specific Use
Standards

Use Type

T5N
LS

LS-O

Transportation, Communications, Infrastructure

1703-5.100.D

Parking Facility: Public or

Industry, Manufacturing & Processing

Private

Artisan Production

Utility

General Production

Wireless Telecommunications: 1703-5.100.K

Limited Production

UP

Antenna 20' tall

Furniture and Fixture

UP

Antenna > 20' tall

MUP MUP
MUP MUP

Manufacturing

Facility

Media Production

Accessory

Printing and Publishing

Accessory Building/Structure

Key
P

Permitted Use

MUP

Minor Use Permit Required

UP

Use Permit Required

Use Not Allowed

2-40

Final Draft 2/15/13

Only allowed in accessory structure.

City of Cincinnati Form-Based Code

Specific to Transect Zones

1703-2.100

T5 Neighborhood Small Setback (T5N.SS)

1703-2.100

T5 Neighborhood Small Setback (T5N.SS)

A. Intent
To provide a variety of urban
housing choices, in small-to-medium
footprint, medium-to-high density
building types, which reinforce the
neighborhood's walkable nature,
support neighborhood-serving
retail and service uses adjacent
to this Zone, and support public
transportation alternatives. The
following are generally appropriate
form elements in this Zone:

B. Sub-Zone(s)
Attached or Detached

T5N.SS-Open Zone (T5N.SS-O)

Small-to-Medium Footprint

The open sub-zone provides the

same building form but allows for a
more diverse mix of uses.

Simple Wall Plane along Street

Building at or Close to ROW
Small to No Side Setbacks
Up to 6 Stories
Diverse Mix of Frontages

City of Cincinnati Form-Based Code

General note: The drawing above is

intended to provide a brief overview
of this Transect Zone and is
illustrative only.

Final Draft 2/15/13

2-41

1703-2.100

Specific to Transect Zones

T5 Neighborhood Small Setback (T5N.SS)

Side Street

B
A

G
E

Street

ROW Line

Key

Street

Key
ROW / Lot Line

ROW Line

C. Allowed Building Types

Building Type

D. Building Form (continued)

Lot

Standards

Height (continued)

Width A

Depth B

Carriage House

n/a

n/a

1703-3.40

Residential

18" min.

Rowhouse

18' min.;

80' min.

1703-3.90

Service or Retail

6" max.

35' max.
Multi-Plex: Small 50' min.;

Ground Floor Ceiling

100' min.

1703-3.100

75' max.
Multi-Plex: Large 75' min.;

100' min.

1703-3.110

100' max.
Stacked Flats

100' min.;
18' min.;

100' min.

1703-3.120

Mixed-Use
Mid-Rise

25' min.;

80' min.

1703-3.130

Service or Retail

14' min.

Upper Floor(s) Ceiling

8' min.

100' min.

Ground floor lobbies and common areas in multi-unit

Within 20' of the rear Lot Line, buildings may not be
adjacent buildings.

1703-3.140

Depth, Ground-Floor Space

30' min.

Accessory Structure(s)
100' min.

200' max.

1703-3.160,

Width

24' max.

1703-3.180

Depth

32' max.

D. Building Form

Miscellaneous

Height

Distance Between Entries, to

Main Building

Footprint

150' max.
50' min.;

more than a half-story taller than the allowed height of

35' max.
Main Street

buildings may have a 0" to 6" ground floor finish level.

200' max.
Live/Work

Ground Floor Finish Level above Sidewalk

6 stories max.

Accessory Structure(s)

Ground Floor (Uses)

50' max.

Loading docks, overhead doors, and other service

Accessory Dwellings

2 stories max.

entries shall be screened and not be located on primary

Other

1 story max.

street facades.
Any buildings wider than 100 must be designed to read
as a series of buildings no wider than 50 each.

2-42

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Specific to Transect Zones

1703-2.100
T5 Neighborhood Small Setback (T5N.SS)

max.

min.

Side Street

Q
I

max.

min.

Street

Street

Key

Key
ROW / Lot Line

Buildable Area

ROW / Lot Line

Building Setback Line

Facade Zone

Building Setback Line

E. Building Placement

F. Parking

Setback (Distance from ROW / Lot Line)

Required Spaces

Parking Area

Front

10' max.

Residential Uses

Side Street

10' max.

Service or Retail Uses

Side

0' min.

3,500 sf

No spaces required

>3,5000 sf

2 spaces/1,000 sf min.

Rear
Adjacent to Any T5 or T6
Zone

1 per 1500 sf min.

above first 3,500 sf;

0' min.

4 per 1,000 sf max.

Adjacent to Any Other Zone 5' min.

Required parking may be reduced as set forth in

Facade within Facade Zone

Subsection 1703-5.50 (Parking).

Front

75% min.

For uses not listed above, see Table 1703-5.50.A

Side Street

50% min.

(Parking Spaces Required).

Miscellaneous
Facade zone must be defined by a building within 30'

Location (Distance from Lot Line)

Front Setback

40' min.

of corner along the front.

Side Street Setback

5' min.

A building form with a chamfered corner is allowed only

Side Setback

0' min.

on corner lots and only if a corner entry is provided.

Rear Setback

Entire ROW must be defined by a building or a 2' to 3'

high fence or landscape wall.
Fence materials shall not include chain link, barbed or

Adjacent to Any T1, T2, T3 or

T4 Zone
Adjacent to Any Other Zone

5' min.
0' min.

razor wire.

Miscellaneous

Landscape walls shall have a masonry or stucco finish.

Curb Cut or Parking Driveway Width

40 spaces

14' max.

> 40 spaces

18' max.

All parking structures must be screened from the front

street by habitable space at least 15' deep from street.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

2-43

Side Street

1703-2.100

Specific to Transect Zones

T5 Neighborhood Small Setback (T5N.SS)

Side Street

R
Street

Key
ROW / Lot Line

Encroachment Area

Building Setback Line

H. Signage

G. Encroachments
R

Encroachment Type

Front Side St. Rear

Maximum Sign Area Allowed

Building Signs Max.

1 sf per linear foot of building

frontage

Frontage
Awning1

14' max. 14' max.

Ground Signs Max.

10' max. 10' max.

Allowed Sign Types

Steps to Building Entrance

5' max.

5' max.

Building Signs

Architectural Features

3' max.

3' max.

Awning6

1 per awning

1703-5.80.K

Directory6

1 per building

1703-5.80.L

Shopfront:
Other

Signage

1 sf per linear foot of lot frontage

Landscaping

Marquee 6

1 per building

1703-5.80.N

Fences or Freestanding Wall

A2

A2

A3

Projecting6

1 per entry door

1703-5.80.P

A4

Suspended6

1 per entry door

1703-5.80.R

Wall5,6

1 per establishment 1703-5.80.S

Driveways, Walkways

Utility Lines, Wires and

Related Structures

Satellite Dish Antennas

Mural6

Wall

Window6

Encroachments are not allowed within a street ROW,

See Section 1703-4 (Specific to Frontage Types) for

Sandwich

further refinement of the allowed encroachments for

Yard6

frontage elements.
1 May

3 6'

encroach into the street ROW to within 2' of the

2-44

1703-5.80.U

1 per building

1703-5.80.M

1 per establishment 1703-5.80.Q

1 per building

1703-5.80.V

standards.
copy signs allowed for public and semi-

public uses.
6 Allowed

max. height.

Key

Board6

5 Changeable

max. height.

4 Driveway

1 per shopfront

See Subsection 1703-5.80 (Signs) for additional

face of curb.
2 4'

1703-5.80.T

Ground Signs
Landscape Wall6

alley ROW or across a Lot Line.

1 per building

only allowed when access is from an alley.

A = Allowed

as identification sign for non-residential uses

only.

= Not Allowed

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Specific to Transect Zones

1703-2.100
T5 Neighborhood Small Setback (T5N.SS)

I. T5N.SS Use Table

Use Type

Specific Use
Standards

T5N
SS

SS-O

Residential

T5N

Specific Use
Standards

SS

SS-O

UP

1703-5.100.F

UP

MUP

Clinic

Doctor Office

Office: Professional

Personal Services

UP

Meeting Facilities

Park, Open Space, Playground

Public Safety Facility

Services

Dwelling

Accessory Dwelling

UP

Home Occupation

Use Type

1703-5.100.H

Home Office
Retail

Animal Services, except with

any of the following features:
Boarding
Automatic Teller Machine

1703-5.100.B

Bank/Financial Services,

General Retail, except with

except with the following

any of the following features:

Alcoholic Beverage Sales
Drive-through Services

1703-5.100.F

Floor Area Over 10,000 sf

Day Care Center

1703-5.100.E

Day Care Home:

1703-5.100.E

Eating or Drinking

features:
Drive-Through Services

Adult

Establishment, except with

Type A (7 - 12 Children)

any of the following features:

UP

Bed & Breakfast

Floor Area Over 10,000 sf

Inn

Operating between 10pm

UP

Hotel

Alcoholic Beverage Sales

Drive-through Services

1703-5.100.F

- 7am
Outdoor Entertainment

Type B (1 - 6 Children)
Lodging:
1703-5.100.C

Medical Services:
1703-5.100.I

MUP

Recreation, Education, Public Assembly

Cultural Institution

Recreational Facility:
Key

Indoor 1,000 sf

Permitted Use

Indoor > 1,000 sf

UP

UP

MUP

Minor Use Permit Required

Outdoor

UP

Use Permit Required

Religious Assembly

Use Not Allowed

School: Public or Private

Studio: Art, Music, Dance

P1

1 Only

allowed in accessory structure.

MUP MUP

Table Continues on Next Page

City of Cincinnati Form-Based Code

Final Draft 2/15/13

2-45

1703-2.100

Specific to Transect Zones

T5 Neighborhood Small Setback (T5N.SS)

I. T5N.SS Use Table (continued)

Use Type

Specific Use
Standards

T5N
SS

SS-O

Agriculture
Community Gardens

Specific Use
Standards

Use Type

T5N
SS

SS-O

Transportation, Communications, Infrastructure

1703-5.100.D

Industry, Manufacturing & Processing

Parking Facility: Public or

Private

Artisan Production

Utility

General Production

Wireless Telecommunications: 1703-5.100.K

Limited Production

UP

Furniture and Fixture

Antenna 20' tall

UP

Antenna > 20' tall

MUP MUP
MUP MUP

Manufacturing

Facility

Media Production

Accessory

Printing and Publishing

Accessory Building/Structure

Key
P

Permitted Use

MUP

Minor Use Permit Required

UP

Use Permit Required

Use Not Allowed

1 Only

2-46

Final Draft 2/15/13

allowed in accessory structure.

City of Cincinnati Form-Based Code

Specific to Transect Zones

1703-2.110

T5 Flex (T5F)
1703-2.110

T5 Flex (T5F)

A. Intent
To provide an urban form that
can accommodate a very diverse
range of uses, including some light
industrial, in order to reinforce the
pattern of existing diverse walkable
neighborhoods and to encourage
revitalization and investment. The
following are generally appropriate
form elements in this Zone:

B. Sub-zone(s)
Attached

n/a

Small-to-Large Footprint
Simple Wall Plane along Street
Buildings at the ROW
Up to 4 Stories
Small to No Side Setbacks
Diverse Mix of Frontages

City of Cincinnati Form-Based Code

General note: The drawing above is

intended to provide a brief overview
of this Transect Zone and is
illustrative only.

Final Draft 2/15/13

2-47

1703-2.110

Specific to Transect Zones

T5 Flex (T5F)

Side Street

B
A

F
C

G
E
D

Street

BTL,ROW Line

Key

Street

Key
ROW / Lot Line

ROW Line

C. Allowed Building Types

Building Type

D. Building Form

Lot

Standards

Height

Width A

Depth B

Carriage House

n/a

n/a

1703-3.40

Accessory Structure(s)

Rowhouse

18' min.;

80' min.

1703-3.90

Accessory Dwellings

2 stories max.

Other

1 story max.

35' max.
Multi-Plex: Small 50' min.;

100' min.

1703-3.100

100' max.
Multi-Plex: Large 75' min.;
100' min.;

100' min.

1703-3.110

100' min.

1703-3.120

150' max.
Live/Work

18' min.;

80' min.

1703-3.130

35' max.
Main Street
Mixed-Use
Flex

25' min.;

100' min.

1703-3.140

100' min.;
200' max.

Ground Floor Finish Level

D

Residential

18" min.

Service or Retail

6" max.

Ground Floor Ceiling

Service or Retail

12' min.

Upper Floor(s) Ceiling

8' min.

buildings may have a 0" to 6" ground floor finish level.

Footprint

100' min.

1703-3.150

250' max.
Mid-Rise

Ground floor lobbies and common areas in multi-unit

150' max.
100' min.;

4 stories max.

above Sidewalk

100' max.
Stacked Flats

Main Building

Depth, Ground-Floor Space

30' min.

Accessory Structure(s)
100' min.

1703-3.160,

Width

24' max.

1703-3.180

Depth

36' max.

Miscellaneous
Distance Between Entries, to
Ground Floor (Uses)

50' max.

Loading docks, overhead doors, and other service

entries shall be screened and not be located on primary
street facades.

2-48

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Specific to Transect Zones

1703-2.110
T5 Flex (T5F)

Side Street

P
J

L
P
Street

Street

Key

Key
ROW / Lot Line

Buildable Area

ROW / Lot Line

Building Setback Line

Building Setback Line

E. Building Placement

F. Parking

Build-to Line (Distance from ROW / Lot Line)

Required Spaces

Front

0'

Residential Uses

Side Street

0'

Service or Retail Uses

BTL Defined by a Building

Front

40% min.

Side Street

50% min.
0' min.

Rear

No spaces required

>5,000 sf

2 spaces/1,000 sf min.
above first 5,000 sf;
4 per 1,000 sf max.

Required parking may be reduced as set forth in

Subsection 1703-5.50 (Parking).

Adjacent to Any T5 or T6
Zone

1 per 1500 sf min.

5,000 sf

Setback (Distance from ROW / Lot Line)

Side

Parking Area

For uses not listed above, see Table 1703-5.50.A

0' min.

Adjacent to Any Other Zone 5' min.

(Parking Spaces Required).

Location (Distance from Lot Line)

Miscellaneous

Front Setback

40' min.

A building form with a chamfered corner is allowed only

Side Street Setback

6' min.

on corner lots and only if a corner entry is provided.

Side Setback

0' min.

Entire BTL/ROW must be defined by a building or a 5'

Rear Setback

to 7' high fence or wall with closable gates at drives and

loading docks.
Fence materials shall not include chain link, barbed or
razor wire.

Adjacent to Any T1, T2, T3 or

T4 Zone
Adjacent to Any Other Zone

5' min.
0' min.

Curb Cut or Parking Driveway Width

Landscape walls shall have a masonry or stucco finish.

40 Spaces

14' max.

No planting strips allowed between sidewalk and building.

> 40 Spaces

18' max.

All parking structures must be screened from the front

street by habitable space at least 15' deep from street.
Driveways may be shared between adjacent parcels.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

2-49

Side Street

1703-2.110

Specific to Transect Zones

T5 Flex (T5F)

Side Street

Q
Street

Key
ROW / Lot Line

Encroachment Area

Building Setback Line

G. Encroachments

H. Signage
Q

Encroachment Type

Front Side St. Rear

Maximum Sign Area Allowed

Building Signs Max.

Frontage

1 sf per linear foot of building

frontage

Shopfront:

Awning1

14' max. 14' max.

Ground Signs Max.

1 sf per linear foot of lot frontage

Allowed Sign Types 5

3' max.

3' max.

Building Signs

Awning

1 per awning

1703-5.80.K

A3

Directory

1 per building

1703-5.80.L

A4

Marquee

1 per building

1703-5.80.N

Projecting

1 per entry door

1703-5.80.P

Suspended

1 per entry door

1703-5.80.R

Wall5

1 per establishment 1703-5.80.S

Encroachments are not allowed within a street ROW,

Wall Mural

1 per building

1703-5.80.T

alley ROW or across a Lot Line.

Window

1 per shopfront

1703-5.80.U
1703-5.80.M

Other
Architectural Features
Signage

Fences or Freestanding Wall

Driveways, Walkways

Utility Lines, Wires and

Related Structures

Satellite Dish Antennas

See Section 1703-4 (Specific to Frontage Types) for

Ground Signs

further refinement of the allowed encroachments for

Landscape Wall

1 per building

frontage elements.

Sandwich Board

1 per establishment 1703-5.80.Q

1 May

Yard

1 per building

encroach into the street ROW to within 2' of the

face of curb.
2 4'
3 7'

See Subsection 1703-5.80 (Signs) for additional

max. height.

standards.

max. height.

5 Changeable

4 Driveway

Key

2-50

1703-5.80.V

only allowed when access is from an alley.

A = Allowed

copy signs allowed for public and semi-

public uses.

= Not Allowed

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Specific to Transect Zones

1703-2.110
T5 Flex (T5F)

I. T5F Use Table

Use Type

Specific Use
Standards

T5F

Specific Use
Standards

T5F

Services

Residential
Dwelling

Accessory Dwelling

Home Occupation

Use Type

1703-5.100.H

Home Office

P
P

Retail

Animal Services, except with

any of the following features:

Boarding
Automatic Teller Machine

P
1703-5.100.B

Bank/Financial Services,

General Retail, except with

except with the following

any of the following features:

Alcoholic Beverage Sales

Drive-through Services

1703-5.100.F

Floor Area Over 10,000 sf

Drive-Through Services

1703-5.100.E

Day Care Home:

1703-5.100.E

P
UP
1703-5.100.F

1703-5.100.F

Day Care Center

Establishment, except with

Alcoholic Beverage Sales

Drive-Through Services

Eating or Drinking
any of the following features:

features:

Adult

Type A (7 - 12 Children)

Type B (1 - 6 Children)

Lodging:

Bed & Breakfast

Floor Area over 10,000 sf

Inn

Operating between 10pm

UP

Hotel

- 7am
Outdoor Entertainment

1703-5.100.C

Medical Services:
1703-5.100.I

MUP

Clinic

Doctor Office

Office: Professional

Personal Services

Recreation, Education, Public Assembly

Cultural Institution

Meeting Facilities

Park, Open Space, Playground

Public Safety Facility

Recreational Facility:
Indoor 1,000 sf

Indoor > 1,000 sf

UP

Outdoor
Key
P

Permitted Use

MUP

Minor Use Permit Required

UP

Use Permit Required

Use Not Allowed

City of Cincinnati Form-Based Code

MUP

Religious Assembly

School: Public or Private

Studio: Art, Music, Dance

Table Continues on Next Page

Final Draft 2/15/13

2-51

1703-2.110

Specific to Transect Zones

T5 Flex (T5F)

I. T5F Use Table (continued)

Use Type

Specific Use
Standards

T5F

Agriculture
Community Gardens

Specific Use
Standards

Use Type

T5F

Transportation, Communications, Infrastructure

1703-5.100.D

Industry, Manufacturing & Processing

Parking Facility: Public or

Private

Furniture and Fixture

UP

Utility

Manufacturing

Media Production

Antenna 20' tall

Printing and Publishing

Antenna > 20' tall

MUP

Facility

MUP

Production:
Artisan

General

MUP

Intensive High Impact

Limited

Wireless Telecommunications: 1703-5.100.K

Accessory
Accessory Building/Structure

Storage:
Outdoor

Personal Storage Facility

Research and Development

Wholesaling and Distribution

Key

2-52

Final Draft 2/15/13

Permitted Use

MUP

Minor Use Permit Required

UP

Use Permit Required

Use Not Allowed

City of Cincinnati Form-Based Code

Specific to Transect Zones

1703-2.120

T6 Core (T6C)
1703-2.120

T6 Core (T6C)

A. Intent
To reinforce and enhance the
downtown city core and to enable
it to evolve into a complete
neighborhood that provides
local and regional service, retail,
entertainment, civic, and public uses,
as well as a variety of urban housing
choices. This Zone can also be used
around transit nodes. The following
are generally appropriate form
elements in this Zone:

B. Sub-Zone(s)
Attached

T6C-Open Zone (T6C-O)

Medium-to-Large Footprint

The open sub-zone provides the

same building form but allows for a
more diverse mix of uses.

Simple Wall Plane along Street

Building at ROW
No Side Setbacks
4 Stories or More
Diverse Mix of Frontages
Primarily Shopfronts

City of Cincinnati Form-Based Code

General note: The drawing above is

intended to provide a brief overview
of this Transect Zone and is
illustrative only.

Final Draft 2/15/13

2-53

1703-2.120

Specific to Transect Zones

T6 Core (T6C)

Side Street

B
A

F
C

G
E
D
Street

BTL,ROW Line

Key

Street

Key
ROW / Lot Line

ROW Line

C. Allowed Building Types

Building Type
Main Street

Lot
Width A

Depth B

25' min.;

100' min.

Mixed-Use
Mid-Rise

D. Building Form (continued)

Standards
1703-3.140

150' max.

Per Section 1703-3 (Specific to Building Types)

Depth, Ground-Floor Space

50' min.

Accessory Structure(s)

50' min.;

100' min.

1703-3.160,

Width

24' max.

1703-3.180

Depth

32' max.

250' max.
High-Rise

Footprint

100' min.;

100' min.

1703-3.170,

300' max.

1703-3.180

D. Building Form

Miscellaneous
Distance Between Entries, to
Ground Floor (Uses)

Height

50' max.

Loading docks, overhead doors, and other service

Main Building

4 stories min.

Accessory Structure(s)

1 story max.

Ground Floor Finish Level

6" max.

entries shall be screened and not be located on primary

street facades.

above Sidewalk

All mechanical equipment and utilities must be screened

from view from the street.

Ground Floor Ceiling

Service or Retail

14' min.

Upper Floor(s) Ceiling

9' min.

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.

2-54

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Specific to Transect Zones

1703-2.120
T6 Core (T6C)

Side Street

P
J

L
P
Street

Street

Key

Key
ROW / Lot Line

Buildable Area

ROW / Lot Line

Building Setback Line

Parking Area

Building Setback Line

E. Building Placement

F. Parking

Build-to Line (Distance from ROW / Lot Line)

Required Spaces

Front

0'

Residential Uses

No min.

Side Street

0'

Service, Retail, Recreation,

No min.; 4 per

BTL Defined by a Building

Education, Public Assembly Uses 1000 sf max.

Front

100%

Required parking may be reduced as set forth in

Side Street

80% min.

Subsection 1703-5.50 (Parking).

Setback (Distance from ROW / Lot Line)

For uses not listed above, see Table 1703-5.50.A

Side

0' max.

(Parking Spaces Required).

Rear

0' min.

Location (Distance from Lot Line)

Front Setback

Ground Floor

50' min.

Upper Floors

30' min.

Side Street Setback

Ground Floor

30' min.

Upper Floors

0' min.

Side Setback

0' min.

Rear Setback

0' min.

Miscellaneous
Curb Cut or Parking Driveway Width
40 spaces

14' max.

> 40 spaces

18' max.

All parking structures must be screened from the front

street by habitable space at least 15' deep from street.
Driveways may be shared between adjacent parcels.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

2-55

Side Street

1703-2.120

Specific to Transect Zones

T6 Core (T6C)

Side Street

Q
Street

Key
ROW / Lot Line

Encroachment Area

Building Setback Line

H. Signage

G. Encroachments
Encroachment Type

Front

Side St.

Maximum Sign Area Allowed

Building Signs Max.

1 sf per linear foot of building

frontage

Frontage
Shopfront:

Awning1

Other
Architectural Features
1

14' max.

14' max.

3' max.

3' max.

Ground Signs Max.

1 sf per linear foot of lot frontage

Allowed Sign Types

Building Signs
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

Wall Mural

1 per building

1703-5.80.T

Window

1 per shopfront

1703-5.80.U

Landscape Wall

1 per building

1703-5.80.M

Sandwich Board

1 per establishment 1703-5.80.Q

Signage

encroach into the street ROW to within 2' of the

face of curb.
Key

A = Allowed

= Not Allowed

Ground Signs

See Subsection 1703-5.80 (Signs) for additional

standards.
2 Changeable

copy signs allowed for public and semi-

public uses.

2-56

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Specific to Transect Zones

1703-2.120
T6 Core (T6C)

I. T6C Use Table

Use Type

T6

Specific Use
Standards

C-O

Dwelling
1703-5.100.H

Home Office

UP

Boarding

General Retail, except with

Bank/Financial Services,

any of the following features:

Alcoholic Beverage Sales
1703-5.100.F

Floor Area over 10,000 sf

UP

UP

UP

UP

Eating or Drinking

UP
1703-5.100.B

any of the following features:

Alcoholic Beverage Sales
1703-5.100.F

Floor Area over 10,000 sf

1703-5.100.I

1703-5.100.D

Day Care Center

1703-5.100.E

Day Care Home:

1703-5.100.E
P

UP

P1

P1

Office: Professional

Personal Services

Meeting Facilities

Park, Open Space, Playground

Public Safety Facility

Indoor 1,000 sf

Indoor > 1,000 sf

UP

except with the following

features:
Drive-Through Services

Type A (7 - 12 Children)

UP

UP

Lodging:

UP

UP

Inn

MUP

UP
P

P
1

Adult

Establishment, except with

Outdoor Entertainment

C-O

P1

any of the following features:

Automatic Teller Machine

Drive-Through Services

Animal Services, except with

Retail

Drive-Through Services

T6

Specific Use
Standards

Services

Residential
Home Occupation

Use Type

Type B (1 - 6 Children)

Hotel

Medical Services:
Clinic
Doctor Office

Recreation, Education, Public Assembly

Cultural Institution

Recreational Facility:
Key

UP

Permitted Use

MUP

Minor Use Permit Required

Religious Assembly

UP

Use Permit Required

School: Public or Private

Use Not Allowed

Studio: Art, Music, Dance

Outdoor

MUP MUP1

End Notes
1

Not allowed on the ground floor, except when located

Table Continues on Next Page

behind an allowed ground floor use.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

2-57

1703-2.120

Specific to Transect Zones

T6 Core (T6C)

I. T6C Use Table (continued)

Use Type

Specific Use
Standards

T6
C

C-O

Agriculture
Community Gardens

Specific Use
Standards

Use Type

T6
C

C-O

Transportation, Communications, Infrastructure

1703-5.100.D

Parking Facility,

Industry, Manufacturing & Processing

Public or Private

Artisan Production

Utility

General Production

Wireless Telecommunications: 1703-5.100.K

Limited Production

UP

Antenna 20' tall

Furniture and Fixture

UP

UP

Antenna > 20' tall

MUP MUP
MUP MUP

Manufacturing

Facility

Media Production

Accessory

Printing and Publishing

Accessory Building/Structure

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.

2-58

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 17032 (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.

3-2

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

Building Type

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

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

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

T3E

T3N

T4N.MF T4N.SF
T5MS

T5N.LS

T5N.SS

T5F

T6C

T3E

T3N

T4N.MF T4N.SF
T5MS

T5N.LS

T5N.SS

T5F

T6C

Detached House: Compact. This Building Type is a small

detached structure on a small lot that incorporates one unit.
It is typically located within a primarily single-family residential
neighborhood in a walkable urban setting, potentially near 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.

Cottage Court. This Building Type consists of a series of small,

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

T#

Allowed

City of Cincinnati Form-Based Code

T#

T3E

T3N

T4N.MF T4N.SF
T5MS

T5N.LS

T5N.SS

T5F

T6C

T3E

T3N

T4N.MF T4N.SF
T5MS

T5N.LS

T5N.SS

T5F

T6C

T3E

T3N

T4N.MF T4N.SF
T5MS

T5N.LS

T5N.SS

T5F

T6C

Not Allowed

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

attached structure that consists of 28 Rowhouses placed sideby-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 types and
promoting walkability.
Syn: Townhouse
Multi-plex: Small. This Building Type is a medium structure that
consists of 36 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.
Multi-plex: Large. This Building Type is a medium- to large-sized
structure that consists of 718 side-by-side and/or stacked dwelling
units, typically with one shared entry. This Type is appropriately
scaled to fit in 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.
Stacked Flats. This Building Type is a medium- to large-sized
structure that consists of multiple dwelling units accessed from
a courtyard or series of courtyards. Each unit may have its own
individual entry, or may share a common entry. This Type is
appropriately scaled to fit adjacent to neighborhood serving main
streets and walkable urban neighborhoods. It enables appropriatelyscaled, 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
or detached structure that consists of one dwelling unit above
and/or behind a flexible ground floor space that can be used for
residential, service, or retail uses. Both the ground-floor flex space
and the unit above are owned by one entity. This Type is typically
located within medium-density neighborhoods or in a location that
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#

3-4

Final Draft 2/15/13

Allowed

T#

T3E

T3N

T4N.MF T4N.SF
T5MS

T5N.LS

T5N.SS

T5F

T6C

T3E

T3N

T4N.MF T4N.SF
T5MS

T5N.LS

T5N.SS

T5F

T6C

T3E

T3N

T4N.MF T4N.SF
T5MS

T5N.LS

T5N.SS

T5F

T6C

T3E

T3N

T4N.MF T4N.SF
T5MS

T5N.LS

T5N.SS

T5F

T6C

T3E

T3N

T4N.MF T4N.SF
T5MS

T5N.LS

T5N.SS

T5F

T6C

Not Allowed

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

medium-sized structure, typically attached, intended to provide a
vertical mix of uses with ground-floor retail, or service uses and
upper-floor service, or residential uses. This Type makes up the
primary component of a neighborhood main street and portions
of a downtown main street, therefore being a key component to
providing walkability.

Flex. This Building Type is a medium- to large-sized structure, 13

stories tall, and built on a large lot that incorporates structured
parking. It can be used to provide a vertical mix of uses with
ground-floor industrial, service, or retail uses and upper-floor
service or residential uses; or may be a single-use building, typically
industrial, service or residential, where ground floor retail is not
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,
48 stories tall, built on a large lot that typically incorporates
structured parking. It can be used to provide a vertical mix of uses
with ground-floor retail, or service uses and upper-floor service,
or residential uses; or may be a single-use building, typically service
or residential, where ground floor retail is not appropriate. This
Type is a primary component of an urban downtown providing highdensity buildings.
High-Rise. This Building Type is a large-sized structure with
portions or all of the building more than eight stories tall, built on
a large lot that typically incorporates structured parking. It is used
to provide a vertical mix of uses with ground-floor retail, or service
uses and upper-floor service, or residential uses. This Type is a
primary component of an urban downtown providing high-density
buildings.

Key

T#

Allowed

City of Cincinnati Form-Based Code

T#

T3E

T3N

T4N.MF T4N.SF
T5MS

T5N.LS

T5N.SS

T5F

T6C

T3E

T3N

T4N.MF T4N.SF
T5MS

T5N.LS

T5N.SS

T5F

T6C

T3E

T3N

T4N.MF T4N.SF
T5MS

T5N.LS

T5N.SS

T5F

T6C

T3E

T3N

T4N.MF T4N.SF
T5MS

T5N.LS

T5N.SS

T5F

T6C

Not Allowed

Final Draft 2/15/13

3-5

1703-3.40

1703-3.40

Specific to Building Types

Carriage House

Example of a Carriage House accessed along a side street

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

Alley-loading Carriage House with small living unit above

T3N

T4N.MF T4N.SF
T5MS

T5N.LS T5N.SS

T5F

T6C

Key
T#

One-and-a-half-story Carriage House with an internal stair

3-6

Final Draft 2/15/13

Allowed

T#

Not Allowed

General Note: Photos on this page are illustrative, not

regulatory.

City of Cincinnati Form-Based Code

Specific to Building Types

1703-3.40
Carriage House

Alley

C
Side Street

Front Street

Front Street

Front Street

Key
ROW / Lot Line

Building

Setback Line

Frontage

B. Lot

E. Allowed Frontage Types

Only allowed on lots where the main building has a

Stoop

residential use and is one of the following Building Types:

Carriage houses are not required to have a frontage type.

Detached House: Medium, Detached House: Compact,

F. Pedestrian Access

Duplex, Rowhouse, or Multi-plex: Small.

Main Entrance Location

C. Number of Units

1703-4.70

Side street, alley, or

internal to the lot

Units per Building

1 max.

The main entrance may not be through a garage.

Carriage Houses per Lot

1 max.

G. Vehicle Access and Parking

D. Building Size and Massing

Parking may be accessed from the alley, side street or front

Height

street.

Per transect zone standards in Section 1703-2 (Specific

Parking may be accessed from the front only when there

to Transect Zones).

is no adjacent alley or side street.

Main Body

H. Private Open Space

Width

36' max.

The private open space requirements for the lot

Depth

30' max.

shall be determined by the main building on the lot.

min.1

No additional private open space is required for a

Separation from Main Building 10'

1 Carriage

house may be connected to the main building

carriage house.

by an uninhabitable space such as a breezeway.

Miscellaneous
Carriage houses shall not be taller or have a larger
footprint than the main building on the lot.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

3-7

1703-3.50

1703-3.50

Specific to Building Types

Detached House: Medium

Example of medium-sized Medium Houses with front gables and inviting deep porches
A. Description
The Detached House: Medium Building Type is a
medium-sized detached structure on a medium-sized lot
that incorporates one unit. It is typically located within
a primarily single-family residential neighborhood in a
walkable urban setting, potentially near a neighborhood
main street.
T3E

T3N

T4N.MF T4N.SF
T5MS

A dormered Medium House with a comfortable front yard

T5N.LS T5N.SS

T5F

T6C

Key
T#

2 story Medium House with a small wrap-around porch

3-8

Final Draft 2/15/13

Allowed

T#

Not Allowed

General Note: Photos on this page are illustrative, not

regulatory.

City of Cincinnati Form-Based Code

Specific to Building Types

1703-3.50
Detached House: Medium

B
F
E

E
F

Side Street

Side Street

D
Front Street

D
Front Street

Key

Key
ROW / Lot Line

Building

Setback Line
B. Number of Units

ROW / Lot Line

Frontage

Setback Line

Private Open Space

D. Allowed Frontage Types

Units per Building

1 max.

Common Yard

1703-4.40

Medium Houses per Lot

1 max.

Porch: Engaged

1703-4.60

C. Building Size and Massing

Porch: Projecting

1703-4.50

Height

E. Pedestrian Access

Per transect zone standards in Section 1703-2 (Specific

Main Entrance Location

to Transect Zones).

F. Private Open Space

Main Body

Width

20' min.

Depth

20' min.

Area

500 sf min.

Width

48' max.

Secondary Wing(s)

Front Street

Width

20' max.

Required street setbacks and driveways shall not be

Depth

30' max.

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

3-9

1703-3.60

1703-3.60

Specific to Building Types

Detached House: Compact

A small Detached House with appropriate scale for a compact, walkable urban neighborhood
A. Description
The Detached House: Compact Building Type is a small,
detached structure on a small lot that incorporates one
unit. It is typically located within a primarily single-family
neighborhood in a walkable urban setting, potentially
near 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.
T3E

Compact Houses with flat sides to accommodate small lots

T3N

T4N.MF T4N.SF
T5MS

T5N.LS T5N.SS

T5F

T6C

Key
T#

Cottage with traditional mansard roof and side entrance

3-10

Final Draft 2/15/13

Allowed

T#

Not Allowed

General Note: Photos on this page are illustrative, not

regulatory.

City of Cincinnati Form-Based Code

Specific to Building Types

1703-3.60
Detached House: Compact

F
E

Side Street

Side Street

F
B

D
Front Street

D
Front Street

Key

Key
ROW / Lot Line

Building

Setback Line
B. Number of Units

ROW / Lot Line

Frontage

Setback Line

Private Open Space

D. Allowed Frontage Types

Units per Building

1 max.

Porch: Projecting

1703-4.50

Compact Houses per Lot

1 max.

Stoop

1703-4.70

C. Building Size and Massing

E. Pedestrian Access

Height

Main Entrance Location

Per transect zone standards in Section 1703-2 (Specific

F. Private Open Space

to Transect Zones).

Width

15' min.

Main Body

Depth

15' min.

Area

300 sf min.

Width

36' max.

Front Street

Required street setbacks and driveways shall not be

Secondary Wing(s)
Width

20' max.

included in the private open space area calculation.

Depth

30' max.

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

3-11

1703-3.70

1703-3.70

Specific to Building Types

Cottage Court

A Cottage Court with raised stoop entries

A. Description
The Cottage Court Building Type consists of a series of
small, detached structures, providing multiple units arranged
to define a shared court that is typically perpendicular to the
street. The shared court takes the place of a private rear
and becomes an important community-enhancing element
of this Type. This Type is appropriately scaled to fit within
primarily single-family or medium-density neighborhoods. It
enables appropriately-scaled, well-designed higher densities
and is important for providing a broad choice of housing
types and promoting walkability.
A Cottage Court with a center drive and small stoops

T3E

T3N

T4N.MF T4N.SF
T5MS

T5N.LS T5N.SS

T5F

T6C

Key
T#

A Cottage Court with a heavily landscaped court

3-12

Final Draft 2/15/13

Allowed

T#

Not Allowed

General Note: Photos on this page are illustrative, not

regulatory.

City of Cincinnati Form-Based Code

Specific to Building Types

1703-3.70
Cottage Court

Alley

Alley

A
D

C
Front Street

C
Front Street

Key

Key
ROW / Lot Line

Building

Setback Line
B. Number of Units

ROW / Lot Line

Frontage

Setback Line

Private Open Space

D. Allowed Frontage Types

Units per Building

1 max.

Porch: Projecting

1703-4.50

Cottage Buildings per Lot

3 min.; 9 max.

Stoop

1703-4.70

C. Building Size and Massing

E. Pedestrian Access

Height

Main Entrance Location

Height

Front Street

Width

20' min.

D
E

F. Common Open Space

1 stories max.

Main Body
Width

32' max.

Depth

20' min.

Depth

24' max.

Area

400 sf per unit min.

Required street setbacks and driveways shall not be

Secondary Wing(s)
Width

24' max.

Depth

12' max.

City of Cincinnati Form-Based Code

included in the private open space area calculation.

Final Draft 2/15/13

3-13

1703-3.80

Specific to Building Types

1703-3.80 Duplex

A side-by-side Duplex in a higher-density urban neighborhood with formally landscaped dooryard

A. Description
The Duplex Building Type is a small- to medium-sized
structure that consists of two side-by-side or stacked
dwelling units, both facing the street, and within a single
building massing. This Type has the appearance of a
medium to large single-family home and is appropriately
scaled to fit within primarily single-family neighborhoods
or medium-density neighborhoods. It enables
appropriately-scaled, well-designed higher densities and
is important for providing a broad choice of housing
types and promoting walkability.
A Duplex with separated, unique porches for each entrance

T3E

T3N

T4N.MF T4N.SF
T5MS

T5N.LS T5N.SS

T5F

T6C

Key
T#

A Duplex with stacked units and symmetrical facade

3-14

Final Draft 2/15/13

Allowed

T#

Not Allowed

General Note: Photos on this page are illustrative, not

regulatory.

City of Cincinnati Form-Based Code

Specific to Building Types

1703-3.80
Duplex

Alley

Alley

D
E
Side Street

B
A

Side Street

A
C
B

Front Street

C
Front Street

Key

Key
ROW / Lot Line

Building

Setback Line
B. Number of Units

ROW / Lot Line

Frontage

Setback Line

Private Open Space

D. Allowed Frontage Types

Units per Building

2 max.

Porch: Engaged

1703-4.60

Duplexes 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

to Transect Zones).

Each unit shall have an individual entry facing the street

Main Body

on or no more than 10' behind the front facade.

Width

48' max.

corner lots, each unit shall front a different street.

F. Private Open Space

Secondary Wing(s)
Width

2 On

Front street 2

30' max.

Width

15' per unit, min.

Depth

15' per unit, min.

Area

300 sf per unit min.

Required street setbacks and driveways shall not be

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

3-15

1703-3.90

Specific to Building Types

1703-3.90 Rowhouse

Classically detailed brick Rowhouses are stepped down a steep sidewalk.

A. Description

Rowhouses with covered stoops acting as a single building

The Rowhouse Building Type is a small- to mediumsized typically attached structure that consists of
28 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
types and promoting walkability.
Syn: Townhouse
T3E

T3N

T4N.MF T4N.SF
T5MS

T5N.LS T5N.SS

T5F

T6C

Key
T#

A row of minimally-detached three-bay Rowhouses

3-16

Final Draft 2/15/13

Allowed

T#

Not Allowed

General Note: Photos on this page are illustrative, not

regulatory.

City of Cincinnati Form-Based Code

Specific to Building Types

1703-3.90
Rowhouse

Alley

Alley

Side Street

D
C

Side Street

D
C

B
Front Street

Front Street

Key

Key
ROW / Lot Line

Setback Line

Line1

Shared Lot
Building
may have a shared Lot Line.

ROW / Lot Line

Frontage

Setback Line

Private Open Space

1Rowhouses

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

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.

Depth

8' per unit min.

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.

Width per Rowhouse

18' min.; 36' max.

Front street

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

1703-3.100

Specific to Building Types

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 36 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

T4N.MF T4N.SF
T5MS

T5N.LS T5N.SS

T5F

T6C

Key
T#

A Multi-plex with unique Art Deco entrance detailing

3-18

Final Draft 2/15/13

Allowed

T#

Not Allowed

General Note: Photos on this page are illustrative, not

regulatory.

City of Cincinnati Form-Based Code

Specific to Building Types

1703-3.100
Multi-plex: Small

G
F
G
C

A
B

Side Street

F
Side Street

E
Front Street

Front Street

Key

Key
ROW / Lot Line

Building

Setback Line
B. Number of Units

ROW / Lot Line

Frontage

Setback Line

Private Open Space

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

to Transect Zones).

Each unit may have an individual entry.

Main Body

F. Private Open Space

Front street

Width

48' max.

Width

8' min.

Depth

48' max.

Depth

8' min.

Area

100 sf min.

Secondary Wing(s)
Width

30' max.

Required street setbacks and driveways shall not be

Depth

30' max.

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

1703-3.110

Specific to Building Types

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-tolarge-sized structure that consists of 718 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

A large Multi-plex engaging a street corner

T3N

T4N.MF T4N.SF
T5MS

T5N.LS T5N.SS

T5F

T6C

Key
T#

Multi-plex with classical entrance and symmetrical side wings

3-20

Final Draft 2/15/13

Allowed

T#

Not Allowed

General Note: Photos on this page are illustrative, not

regulatory.

City of Cincinnati Form-Based Code

Specific to Building Types

1703-3.110
Multi-plex: Large

Side Street

Side Street

E
Front Street

Front Street

Key

Key
ROW / Lot Line

Building

Setback Line
B. Number of Units

ROW / Lot Line

Frontage

Setback Line

Private Open Space

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

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.

from the side street.

Depth

75' max.

F. Private Open Space

Front street

No private open space requirement.

Secondary Wing(s)
Width

48' max.

Depth

36' max.

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

1703-3.120

1703-3.120

Specific to Building Types

Stacked Flats

Varying entrance details appropriately reduce the perceived scale of a neighborhood Stacked Flats building.
A. Description
The Stacked Flats Building Type is a medium- to largesized structure that consists of multiple dwelling units
accessed from a courtyard or series of courtyards. Each
unit may have its own individual entry, or may share
a common entry. This Type is appropriately scaled to
fit adjacent to neighborhood serving main streets and
walkable urban neighborhoods. It enables appropriatelyscaled, 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.
Stacked Flats with a forecourt frontage

T3E

T3N

T4N.MF T4N.SF
T5MS

T5N.LS T5N.SS

T5F

T6C

Key
T#

Balconies offer a comfortable scale next to detached houses.

3-22

Final Draft 2/15/13

Allowed

T#

Not Allowed

General Note: Photos on this page are illustrative, not

regulatory.

City of Cincinnati Form-Based Code

Specific to Building Types

1703-3.120
Stacked Flats

Alley

Alley

E
A

C
Front Street

Front Street

Key

Key
ROW / Lot Line

Building

Setback Line
B. Number of Units
Units per Building

ROW / Lot Line

Frontage

Setback Line

Open Space

D. Allowed Frontage Types

Porch: Projecting

1703-4.50

Stacked Flat Building per Lot 1 max.

Stoop

1703-4.70

C. Building Size and Massing

Forecourt

1703-4.80

Height

E. Pedestrian Access
2 stories min.1

Height
1 Height

12 min.

Units shall enter from a courtyard or a street.

shall also comply with transect zone standards

in Section 1703-2 (Specific to Transect Zones).

Courtyards shall be accessible from the front

street.

Main Body/Secondary Wing(s)

Each unit may have an individual entry.

Width

200' max.

F. Private Open Space

Depth

200' max.

No private open space requirement.

Accessory Structure(s)

G. Courtyard(s)

No accessory structures are allowed.

Width

40' min.; 150' max.

Width-to-Height Ratio

1:2 to 2:1

Depth

40' min.; 150' max.

Depth-to-Height Ratio

1:2 to 3:1

Area (Total)

400 sf min.;

50 sf/unit min.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

3-23

1703-3.130

Specific to Building Types

1703-3.130 Live/Work

Live/Work buildings with shopfronts offer flexibility of living and working spaces.
A. Description

Live/Work units transition easily from main streets.

The Live/Work Building Type is a small to mediumsized attached or detached structure that consists of
one dwelling unit above and/or behind a flexible ground
floor space that can be used for residential, service, or
retail uses. Both the ground-floor flex space and the unit
above are owned by one entity. This Type is typically
located within medium-density neighborhoods or in a
location that 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.
T3E

T3N

T4N.MF T4N.SF
T5MS

T5N.LS T5N.SS

T5F

T6C

Key
T#

Live/Work units provide a wide flexibility for smaller uses.

3-24

Final Draft 2/15/13

Allowed

T#

Not Allowed

General Note: Photos on this page are illustrative, not

regulatory.

City of Cincinnati Form-Based Code

Specific to Building Types

1703-3.130
Live/Work

Alley

Alley

Side Street

D
C

Side Street

D
C

B
Front Street

Front Street

Key

Key
ROW / Lot Line

Building

Setback Line
B. Number of Units
Units per Building

ROW / Lot Line

Frontage

Setback Line

Private Open Space

D. Allowed Frontage Types

2 max.; both shall

Forecourt

1703-2.80

be used by same

Dooryard

1703-4.90

occupant

Lightwell

1703-4.100

Live/Work Buildings per Lot 2 max.

Shopfront

1703-2.110

C. Building Size and Massing

Terrace

1703-4.120

Height

E. Pedestrian Access

Height

2 stories min.;
4 stories

1 Height

Main Entrance Location

max.1

shall also comply with transect zone standards

City of Cincinnati Form-Based Code

entries.
F. Private Open Space

Main Body
18' min.; 36' max.

Ground-floor space and upper unit shall have separate

in Section 1703-2 (Specific to Transect Zones).

Width

Front street

Width

20' min.

Depth

20' min.

Area

15% of lot area min.

Final Draft 2/15/13

3-25

1703-3.140

1703-3.140

Specific to Building Types

Main Street Mixed-Use

Attached Main Street buildings form a unified streetscape along a vibrant commercial street.
A. Description
The Main Street Mixed-Use Building Type is a small- to
medium-sized structure, typically attached, intended to
provide a vertical mix of uses with ground-floor retail,
or service uses and upper-floor service, or residential
uses. This Type makes up the primary component of a
neighborhood main street and portions of a downtown
main street, therefore being a key component to
providing walkability.
T3E

Main Street building with bay windows and bright shopfronts

T3N

T4N.MF T4N.SF
T5MS

T5N.LS T5N.SS

T5F

T6C

Key
T#

Main Street building with a variety of shopfront sizes.

3-26

Final Draft 2/15/13

Allowed

T#

Not Allowed

General Note: Photos on this page are illustrative, not

regulatory.

City of Cincinnati Form-Based Code

Specific to Building Types

1703-3.140
Main Street Mixed-Use

Alley

Alley

F
B
C

Side Street

Side Street

E
A

A
D

Front Street

Front Street

Key

Key
ROW / Lot Line

Building

Setback Line
B. Number of Units
Units per Building

ROW / Lot Line

Frontage

Setback Line

Private Open Space

D. Allowed Frontage Types

Forecourt

1703-2.80

C. Building Size and Massing

Dooryard

1703-4.90

Height

Lightwell

1703-4.100

Shopfront

1703-2.110

Terrace

1703-4.120

Height

2 min.

2 stories min.;
4 stories

1 Height

max.1

shall also comply with transect zone standards

in Section 1703-2 (Specific to Transect Zones).

Upper floor units located in the main building shall

Main Body
Width

E. Pedestrian Access
D

be accessed by a common entry along the front

150' max.

Secondary Wing(s)

street.
Ground floor units may have individual entries

Width

100' max.

along the front street or side street.

Depth

65' max.

On corner lots, units in a secondary wing/accessory

structure may enter from the side street.

F. Private Open Space
No private open space requirement.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

3-27

1703-3.150

Specific to Building Types

1703-3.150 Flex

Flex building follows the topography of the site.

A. Description
The Flex Building Type is a medium- to large-sized
structure, 13 stories tall, built on a large lot that
incorporates structured parking. It can be used to
provide a vertical mix of uses with ground-floor
industrial, service, or retail uses and upper-floor service
or residential uses; or may be a single-use building,
typically industrial, service or residential, where ground
floor retail is not appropriate. This Type is a primary
component of an urban flexible neighborhood that
provides a mix of buildings.
Contemporary Flex building with screened parking lot

T3E

T3N

T4N.MF T4N.SF
T5MS

T5N.LS T5N.SS

T5F

T6C

Key
T#

T#

Not Allowed

General Note: Photos on this page are illustrative, not

regulatory.

Simple Flex building

3-28

Allowed

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Specific to Building Types

1703-3.150
Flex

Alley

Side Street

Side Street

Alley

D
Front Street

D
Front Street

Key

Key
ROW / Lot Line

Building

Setback Line

ROW / Lot Line

Frontage

Setback Line

Private Open Space

B. Number of Units

D. Allowed Frontage Types

Unrestricted

Forecourt

1703-2.80

C. Building Size and Massing

Shopfront

1703-2.110

Terrace

1703-4.120

Height
Height
1 Height

1 story

min.1

E. Pedestrian Access

shall also comply with transect zone standards

in Section 1703-2 (Specific to Transect Zones).

along the front street or side street.

F. Private Open Space

Main Body
Width

Ground floor units may have individual entries

150' max.

Width

60' max.

Depth

60' max.

No private open space requirement.

Secondary Wing(s)

City of Cincinnati Form-Based Code

Final Draft 2/15/13

3-29

1703-3.160

Specific to Building Types

1703-3.160 Mid-Rise

Unique bay treatments give scale to two Mid-Rise Buildings which hold the street corners at a local commercial node.
A. Description
The Mid-Rise Building Type is a medium- to largesized structure, 48 stories tall, built on a large lot
that typically incorporates structured parking. It can
be used to provide a vertical mix of uses with groundfloor retail, or service uses and upper-floor service, or
residential uses; or may be a single-use building, typically
service or residential, where ground floor retail is not
appropriate. This Type is a primary component of an
urban downtown providing high-density buildings.
T3E

Stepped, attached Mid-Rise Buildings along an urban street

T3N

T4N.MF T4N.SF
T5MS

T5N.LS T5N.SS

T5F

T6C

Key
T#

Mid-Rise Buildings with a corner shopfront

3-30

Final Draft 2/15/13

Allowed

T#

Not Allowed

General Note: Photos on this page are illustrative, not

regulatory.

City of Cincinnati Form-Based Code

Specific to Building Types

1703-3.160
Mid-Rise

Alley

Alley

G
F

Side Street

Side Street

C
B

C
E

Front Street

Front Street

Key

Key
ROW / Lot Line

Building

ROW / Lot Line

Frontage

Setback Line

Floors 3+

Setback Line

Open Space

B. Number of Units

D. Allowed Frontage Types

Unrestricted

Dooryard

1703-4.90

C. Building Size and Massing

Lightwell

1703-4.100

Height

Shopfront

1703-2.110

Terrace

1703-4.120

Height

4 stories min.;
8 stories

1 Height

max.1

E. Pedestrian Access

shall also comply with transect zone standards

in Section 1703-2 (Specific to Transect Zones).

Upper-floor units shall be accessed by a common

entry along the front street.

Footprint

Ground-floor units may have individual entries

Floors 1-2

along the front street or side street.

Width

150' max.

F. Private Open Space

Depth

150' max.

No private open space requirement.

Lot Coverage

100% max.

Podium tops, if any, should be used to provide open space.

G. Courtyard(s)

Floors 3+
Depth

65' max.

The floorplate of any floor may not be larger than the

Courtyards where provided shall meet the following

standards:

floor below.

Width

20' min.; 50' max.

See Subsection 1703-3.180 (Additional Standards for

Width-to-Height Ratio

1:2 to 2:1

Mid-Rise and High-Rise Building Types) for additional

Depth

20' min.; 150' max.

standards.

Depth-to-Height Ratio

1:1 to 3:1

City of Cincinnati Form-Based Code

Final Draft 2/15/13

3-31

1703-3.170

Specific to Building Types

1703-3.170 High-Rise

An iconic High-Rise Building offers a dramatic vista at the end of a busy downtown streetscape.
A. Description
The High-Rise Building Type is a large-sized structure
with portions or all of the building more than eight
stories tall, built on a large lot that typically incorporates
structured parking. It is used to provide a vertical mix
of uses with ground-floor retail, or service uses and
upper-floor service, or residential uses. This Type is a
primary component of an urban downtown providing
high-density buildings.
T3E

T3N

T4N.MF T4N.SF
T5MS

T5N.LS T5N.SS

T5F

T6C

Key
T#

A High-Rise Building with a defined base middle and top.

3-32

Final Draft 2/15/13

Allowed

T#

Not Allowed

General Note: Photos on this page are illustrative, not

regulatory.

City of Cincinnati Form-Based Code

Specific to Building Types

1703-3.170
High-Rise

Alley

Alley

B
C

Side Street

Side Street

Front Street

Front Street

Key

Key
ROW / Lot Line

Building

ROW / Lot Line

Frontage

Setback Line

Floors 6+

Setback Line

Open Space

B. Number of Units

D. Allowed Frontage Types

Unrestricted

Dooryard

1703-4.90

C. Building Size and Massing

Lightwell

1703-4.100

Height

Shopfront

1703-2.110

Height shall also comply with transect zone standards in

Terrace

1703-4.120

E. Pedestrian Access

Section 1703-2 (Specific to Transect Zones).

Footprint

Upper floor units shall be accessed by a common

Floors 1-5

entry along the front street.

Width

300' max.

Ground floor units may have individual entries

Depth

300' max.

along the front or side street.

Lot Coverage

100% max.

F. Private Open Space

No private open space requirement.

Floors 6-8
Floorplate

80% of lot max.

Residential Floorplate

15,000 sf max.

Commercial Floorplate

30,000 sf max.

Podium tops, if any, should be used to provide open space.

Floors 9+

The floorplate of any floor may not be larger than the

floor below.
See Subsection 1703-3.180 (Additional Standards for
Mid-Rise and High-Rise Building Types) for additional
standards.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

3-33

1703-3.180

Additional Standards for Mid-Rise and High-Rise Building Types

10

10

10

Side/Rear

Front/Side Street

Max.

Max.

Max.

2
1

Side/Rear

1703-3.180

Specific to Building Types

Key
ROW / Lot Line

Building

A. High-Rise/Mid-Rise Buildings
Front/Side Street Setback
Floors 9+

10' min.

Side/Rear
SetbackMax.
Max.

A
Max.

Abutting any T6 Zone

10 1-8
Floors

10

Floors 9+
8

Abutting
any T5 Zone
7
Floors
6 1-5

0' min.
8

30' min.

Floors 6-8

8
7

7
6

10

0' min.
10' min.

Floors 9+
Abutting
any T4 or T3 Zone
2
Floors
1-5
1

30' min.

10' min.

2
1

Floors 6-8

20' min.

Floors 9+

30' min.

3-34

Final Draft 2/15/13

City of Cincinnati Form-Based Code

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
LOT/
PRIVATE
FRONTAGE

R.O.W.

PLAN
LOT/
PRIVATE
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.

4-2

Final Draft 2/15/13

City of Cincinnati Form-Based Code

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
LOT/
PRIVATE
FRONTAGE

R.O.W.

PLAN
LOT/
PRIVATE
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

1703-4.40

1703-4.40

Common Yard
B

C
B

A
Front of Building

ROW

Front of Building

Street

ROW

Street

Key
ROW / Lot Line

Front of Building

A. Description
In the Common Yard Frontage Type, 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.
B. Size
Depth

20' min.

C. Miscellaneous
Fences between front yards or between the
sidewalk and front yard are not allowed.

Common Yards shall be used in conjunction with

another allowed frontage type, such as the Porch.

Front yards of these houses form a continuous common yard.

An example of a common yard

City of Cincinnati Form-Based Code

Final Draft 2/15/13

4-5

1703-4.50

1703-4.50

Specific to Frontage Types

Porch: Projecting

D
B

B
Setback/BTL

ROW

Street

Setback/BTL

ROW

Street

Key
ROW / Lot Line

Setback Line/BTL

A. Description
In the Porch: Projecting Frontage Type, 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
B. Size
Width, Clear

8' min.

Depth, Clear

6' min.

Height, Clear

8' min.

Finish Level above Sidewalk

18" min.

Furniture Area, Clear

4' x 6' min.

Path of Travel

3' wide min.

A projecting porch spans the width of the facade

C. Miscellaneous
Projecting porches must be open on three sides and
have a roof.
In transect zones where both porches and
encroachments are allowed, a porch is an allowable
encroaching element.

A wrap-around projecting porch

4-6

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Specific to Frontage Types

1703-4.60

1703-4.60

Porch: Engaged

E
A
C
D

B
Setback/BTL

ROW

Street

Setback/BTL

ROW

Street

Key
ROW / Lot Line

Setback Line/BTL

A. Description
In the Porch: Engaged Frontage Type, 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.
B. Size
Width, Clear

8' min.

Depth, Clear

6' min.

Height, Clear

8' min.

Height

2 stories max.

Finish Level above Sidewalk

18" min.

Furniture Area, Clear

4' x 6' min.

Path of Travel

3' wide min.

An engaged porch with side entrance

C. Miscellaneous
Up to 2/5 of the building facade may project beyond
the setback line into the encroachment area for this
frontage type.

Engaged porches must be open on two sides and have a roof.

In transect zones where both porches and
encroachments are allowed, a porch and up to 2/5 of the
building facade are allowable encroaching elements.

City of Cincinnati Form-Based Code

An example of an engaged porch

Final Draft 2/15/13

4-7

1703-4.70

Specific to Frontage Types

1703-4.70 Stoop

A
C

D
B
Setback/BTL

ROW

Street

Setback/BTL

ROW

Street

Key
ROW / Lot Line

Setback Line/BTL

A. Description
In the Stoop Frontage Type, 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.
B. Size
Width, Clear

5' min.; 8' max.

Depth, Clear

5' min.; 8' max.

Height, Clear

8' min.

Height

1 story max.

Depth of Recessed Entries

6' max.

Finish Level above Sidewalk

18" min.

High stoop clears space for low windows along a steep street.

C. Miscellaneous
Stairs may be perpendicular or parallel to the building
facade.
Ramps shall be parallel to facade or along the side of the
building.
The entry doors are encouraged to be covered or
recessed to provide shelter from the elements.
Gates are not permitted.
All doors must face the street.

4-8

Final Draft 2/15/13

Brightly colored stoops engage the sidewalk.

City of Cincinnati Form-Based Code

Specific to Frontage Types

1703-4.80

1703-4.80

Forecourt

B
B
Setback/BTL ROW

Street

Setback/BTL ROW

Street

Key
ROW / Lot Line

Setback Line/BTL

A. Description
In the Forecourt Frontage Type, 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.
B. Size
Width, Clear

12' min.

Depth, Clear

12' min.

Ratio, Height to Width

2:1 max.

C. Miscellaneous
The proportions and orientation of these spaces should
be carefully considered for solar orientation and user
comfort.

A fence and entry gate maintain the street wall on this

residential forecourt.

h<2(w)
h

City of Cincinnati Form-Based Code

This residential forecourt provides an entry yard and breaks

down the overall massing along the street.

Final Draft 2/15/13

4-9

1703-4.90

Specific to Frontage Types

1703-4.90 Dooryard

B
A

A
E
C
Setback/BTL

ROW

Street

Setback/BTL

ROW

Street

Key
ROW / Lot Line

Setback Line/BTL

A. Description
In the Dooryard Frontage Type, 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.
B. Size
Depth, Clear

8' min.

Length

50' max.

Distance between Glazing

4' max.

Ground Floor Transparency

50% min.1

Depth of Recessed Entries

5' max.

Path of Travel

3' wide min.

Finish Level above Sidewalk

3' 6" max.

Finish Level below Sidewalk

6' max.

1 For

A series of dooryards with railings defining the private edge,

and stairs engaging the sidewalk

live/work, retail and service uses only

C. Miscellaneous
For live/work, retail and service uses, these standards
are to be used in conjunction with those for the
Shopfront Frontage Type. In case of conflict between
them, the Dooryard Frontage Type standards shall
prevail.
Shall not be used for circulation for more than one
ground floor entry.

4-10

Final Draft 2/15/13

Landscaped dooryards with stairs accommodate a steep slope

City of Cincinnati Form-Based Code

Specific to Frontage Types

1703-4.100

1703-4.100 Lightwell

B
C
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.

Landing (above Sidewalk)

6' max.

Lightwell (below Sidewalk)

6' max.

Height

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

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.

Ground Floor Transparency

75% min.

Depth of Recessed Entries

5' max.

An example of a shopfront with a recessed doorway

C. Awning
Depth

4' min.

Setback from Curb

2' min.

Height, Clear

8' min.

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
the street are encouraged.

4-12

Final Draft 2/15/13

An example of a shopfront with formal pilastered bays

City of Cincinnati Form-Based Code

Specific to Frontage Types

1703-4.120

1703-4.120 Terrace

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
avoid dead walls and maximize access. This Type may also
be used in historic industrial areas to mimic historic loading
docks.
B. Size

BT L

A
ROW

Depth, Clear

8' min.

Finish Level above Sidewalk

3' 6" max.

Length of Terrace

150' max.

Distance between Stairs

50' max.

B
S ide

wa lk

St re

et

A terrace accommodating a grade change along a series of

shopfronts

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

1703-4.120

Specific to Frontage Types

This page intentionally left blank

4-14

Final Draft 2/15/13

City of Cincinnati Form-Based Code

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
Backyard 1:12 Slope or
less, where practicable

Series of Small
Retaining Walls

Street

Example of appropriate
grading of an uphill site
that has access to parking
from the front of the lot.
Series of Small
Retaining Walls

Street

Alley

Garage
Driveway along the Backyard 1:12 Slope or
Side Lot line
less, where practicable

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

City of Cincinnati Form-Based Code

Basement Garage

Final Draft 2/15/13

5-3

1703-5.30

Supplemental to Transect Zones

Internal Draft - March 6, 2012

Axonometric

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

Elevation

Cincinnati Form-Based Code

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.

Detail

Mass Grading
Small Footprint

Elevation

Appropriate. An appropriate grading of a site

to allow for narrow footprint building types to
step up and follow the topography of the site.

Axonometric

Medium Slope
Small Footprint

5-4

Detail

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Supplemental to Transect Zones

1703-5.30

Internal Draft - March 6, 2012

Axonometric

Cincinnati Form-Based Code

Inappropriate. An inappropriate mass

grading of a site that creates large blank
retaining walls and building facades.

Internal Draft - March 6, 2012

Elevation

Cincinnati Form-Based Code

Inappropriate and Appropriate Site Grading. The following examples apply to large footprint building types and other
attached building forms such as stacked flats, Mid-Rise and High-Rise building types.

Detail

Mass Grading
Large Footprint

Elevation

Appropriate. An appropriate grading of a

site to allow for the building to front on to
both street addresses with out creating large
blank retaining walls or building facades.

Axonometric

Medium Slope
Large Footprint

City of Cincinnati Form-Based Code

Detail

Final Draft 2/15/13

5-5

1703-5.40

1703-5.40

Supplemental to Transect Zones

Historic Landmarks and Districts

The standards found in Chapter 1435 (Historic Landmarks and Districts) shall apply in
transect zones where applicable and mapped.

1703-5.50 Parking
A. Purpose. The purpose of this Section is to regulate and ensure the provision of parking
spaces and access drives are designed for motor vehicles and bicycles. The Section also
provides options for adjusting parking requirements and providing parking alternatives.
These standards ensure that the parking needs of new land uses and development are
met, while being designed and located in a manner consistent with the desired character
and development patterns of the walkable communities as outlined in the Comprehensive
Plan.
B. Applicability
1. On-site parking shall be required as set forth in this Subsection in all transect zones,
and shall apply to the following:
a. New development;
b. Changes in land use; and
c. Changes in intensity of buildings or structures that cause an increase or decrease
of 25 percent or greater made subsequent to the effective date of this Form-Based
Code:
(1) Gross floor area;
(2) Seating capacity;
(3) Dwelling units; and/or
(4) Parking spaces.
C. General Parking Standards
1. Off-Site Parking. Required off-street parking may be provided off site if the
following standards are met:
a. Required parking may be provided in off-street parking facilities on another
property within 600 feet of the site proposed for development, as measured along
thoroughfare right-of-ways;
b. Pedestrian access between the use or the site and the off-premise parking area
shall be via concrete or paved sidewalk or walkway; and
c. The owner shall provide a recorded parking agreement reflecting the
arrangement with the other site.
2. Larger Vehicle Parking
a. Trucks, tractors or tractor-trailers having a capacity of more than a one-and-onehalf-ton load, front- and rear-end loaders, or any kind of commercial, industrial,
agricultural or transportation vehicles/equipment used primarily for business
purposes, shall not be parked or stored on any T3 or T4 zones within the City for
purposes other than unloading, loading or delivery services.
5-6

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Supplemental to Transect Zones

1703-5.50

b. Automobiles, small trucks, vans, vehicle trailers permitted in conjunction with

an approved home occupation (one per home occupation), and recreational
vehicles, utilized for personal or business use, are excluded from the provisions of
this Subsection.
3. Storage of Unregistered or Inoperable Motor Vehicles. Automotive vehicles,
trailers, or vehicles of any kind or type, requiring licenses, but without current plates
or inoperable, shall be only parked within completely enclosed buildings.
4. Cargo or Freight Container. Portable cargo or freight storage containers in any zone
for purposes of loading or unloading, may be parked or stored for a period not to
exceed 10 days.
5. Commercial Auto Repairs. Commercial repairs and/or restoration of vehicles shall
only be conducted in the appropriate transect zones.
6. Non-Commercial Auto Repairs within T3 and T4 Zones. Unlicensed vehicle
restoration is permitted within an allowed off-street parking area, provided the
vehicles undergoing restoration or used for parts shall either be covered by a
commercially manufactured opaque automobile cover in serviceable condition or
stored in an enclosed building.
a. Not more than one vehicle per premises for either renovation or parts may be
screened by use of a cover that shall be securely fastened to the vehicle. The
screened vehicle shall be registered with and a permit obtained for a three-year
period from the Codes Enforcement Office.
b. Vehicles other than the screened vehicle shall be in an enclosed building.
c. There shall be no limit on the renewal of the permit.
D. Number of Motor Vehicle Parking Spaces Required
1. Required Spaces. The minimum number of parking spaces required are listed in
Table A (Parking Spaces Required). However, if the minimum number of parking
space requirements are provided in Section 1703-2 (Specific to Transect Zones) for
the applicable transect zone and use, then those standards override the standards
in Table A (Parking Spaces Required). When calculating the minimum number of
parking spaces, numbers shall be rounded up to the closest whole number.
2. Maximum Number of Parking Spaces. When calculating the maximum number
of parking spaces, numbers shall be rounded down to the closest whole number. The
maximum number of off-street parking spaces shall be as follows:
a. For buildings with a footprint less than or equal to 60,000 gsf, 140 percent of the
required minimum number of parking spaces; and
b. For buildings with a footprint greater than 60,000 gsf, 125 percent of the required
minimum number of parking spaces.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

5-7

1703-5.50

Supplemental to Transect Zones

Table 1703-5.50.A: Parking Spaces Required

Use

Required Spaces

Industrial
General Industrial, except

1 per 1,000 gsf

Warehousing

1 per 2,000 gsf

Wholesale Business

1 per 2,000 gsf

Residential
Group Residential: Residential
Care

1 per 3 beds/residents

For other residential uses see Section 1703-2 (Specific to Transect Zones)
Retail
See Section 1703-2 (Specific to Transect Zones)
Recreation, Education, Public Assembly
Colleges and Universities

1 per 5 seats plus 1 per 3 auditorium seats

Community/Public Safety Facility

1 per 300 gsf

School, Public or Private

Grades K-8

1 per 30 seats

Grades 9-12 or Trade

1 per 10 seats

Theaters

1 per 5 seats

Other Assembly Uses

With Fixed Seats

1 per 5 seats

Without Fixed Seats

1 per 300 gsf

Services
See Section 1703-2 (Specific to Transect Zones)

E. Parking Adjustments
1. On-Street Parking. On-street parking spaces adjacent to the lot may count towards
the required non-residential use parking standards.
2. Shared Parking. For two use types, shared parking shall be calculated as follows. The
sum of the required parking for the two use types shall be divided by the factor listed
in the table below. The required number of parking spaces shall be rounded up to the
closest whole number. If the use is not listed below then the shared parking shall be
based on Subsection 3 below.
Table: 1703-5.50.B: Shared Parking Factor for Two Uses
Residential

5-8

Residential

Lodging

Office

Retail

1.0

1.1

1.4

1.2

Lodging

1.1

1.0

1.7

1.3

Office

1.4

1.7

1.0

1.2

Retail

1.2

1.3

1.2

1.0

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Supplemental to Transect Zones

1703-5.50

3. Shared Parking Study. When three or more use types share parking or a use type
is not listed in Table B (Shared Parking Factor for Two Uses) above, the amount of
required parking may be reduced as follows:
a. If the Director determines one of the folllwing circumstances has been
established, the Director may grant a reduction in the parking standards set forth
in this Subsection in the following cases:
(1) Where uses seek to share parking with different peak hour demands and
are in the same or adjoining development, the applicant shall submit to the
Director an analysis and substantiated projections of peak parking demand
for the entire development to justify the shared use of parking spaces for
separate uses;
(2) Where the special nature of a certain development (e.g., special types of
housing projects inhabited by persons with low or no automobile ownership)
does not require the amount of parking listed in Subsection D; or
(3) Where fewer parking spaces are needed due to access to transit, special
designs and traffic mitigation measures incorporated in the parking lot
design and circulation plan.
b. The Director and the review board as appropriate, shall consider the following in
determining whether a reduction is warranted:
(1) The likelihood that the reduced number of parking spaces can satisfy
demand;
(2) The amount of time during the year when the number of spaces provided
may be insufficient and the amount of resulting parking overflow;
(3) The impact of periodic overflows upon the public thoroughfares and other
parking facilities;
(4) The nature of surrounding land uses, character of the surrounding road
system, and nearby circulation pattern;
(5) The amount of on-street parking available within one-quarter of a mile of the
development;
(6) Any additional reduction in on-site parking demand by implementing
Transportation Demand Management strategies proposed by the applicant;
and/or
(7) In all cases, the burden to demonstrate that a reduction in parking standards
is warranted shall rest with the applicant.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

5-9

1703-5.50

Supplemental to Transect Zones

F. Parking Spaces, Lot Design and Layout

1. Access. The following standards are applicable to off-street parking lot access design
and include parking for single-family residences unless modified by Section 1703-2
(Specific to Transect Zones).
a. Each required off-street parking space shall open directly onto an aisle or
driveway as specified in Table C (Minimal Dimensional Requirements for
Parking Spaces and Aisles). All off-street parking facilities shall be designed with
an appropriate means of vehicular access to a thoroughfare or to an alley to cause
the least interference with traffic flow.
b. Parking spaces in any parking lot or parking structure shall not be designed or
located so as to permit a vehicle to enter or exit a parking space directly from a
public thoroughfare. Ingress to and egress from parking spaces shall be from an
on-site aisle or driveway, except:
(1) Parking spaces within lots of up to eight spaces may be designed or located so
as to permit a vehicle to enter or exit a parking space directly from a public
alley or rear lane.

D
D

C
B

Table 1703-5.50.C: Minimum Dimensional Requirements

Angle

Parking Row
Depth
A

Drive Aisle Width

One-Way
B

Parallel

8'1

12'

30

17'

45

Two-Way
C

Space
Width
D

Space
Length
E

20'

8'1

20'

11'

24'

9'

20'

20'

13'

24'

9'

20'

60

21'

18'

24'

9'

18'

Perpendicular

18'

24'

24'

8'

18'

Tandem

36'

24'

24'

8'

36'

1 Width

of on-street parallel parking shall be determined by standards set forth in Section 1703-7
(Specific to Thoroughfares).

5-10

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Supplemental to Transect Zones

1703-5.50

2. Driveways
a. Access to driveways.
(1) Developments of two or fewer dwelling units. Access to and from driveways
onto public thoroughfares shall be where practicable by forward motion of
the vehicle.
(2) All other developments. Access to and from driveways onto public
thoroughfares shall be by forward motion of the vehicle.
b. Driveways shall extend and include the area between the lot line and the edge of
the street pavement.
c. The design and construction of all off-street parking access drives shall meet the
requirements of the Engineering Standards.
3. Identified as to Purpose and Location. Off-street parking areas of four or more
spaces and off-street loading areas shall include painted lines, wheel stops, or
other methods of identifying individual parking spaces and loading areas, while
distinguishing such spaces from aisle and other circulation features.
4. Materials
a. All off-street parking areas and driveways shall be surfaced with materials
as approved by the City Engineer and maintained in accordance with the
Engineering Standards.
b. The use of pervious or semi-pervious parking area surfacing materialsincluding,
but not limited to grasscrete, or recycled materials such as glass, rubber, used
asphalt, brick, block and concretemay be approved by the Director for required
vehicular surface area on a site, provided such areas are properly maintained.
Where possible, such materials should be used in areas in proximity to and in
combination with on-site stormwater control devices.
5. Accessible Parking. All parking facilities that require accessible parking spaces
shall ensure that a portion of the total number of required parking spaces shall
be specifically designated, located, and reserved for use by persons with physical
disabilities, in accordance with the standards in the Federal Americans with
Disabilities Act (ADA).
6. Dimensional Standards for Parking Spaces and Aisles
a. General. Standard car parking spaces and parking lot aisles shall comply
with the minimum dimension standards established in Table C (Minimum
Dimensional Requirements) above.
b. Dimensional Adjustments. Parking structures may be subject to dimensional
adjustments based on utilization, but in no case shall the standard parking space
width be less than eight feet. Reduction in design standards shall be subject to
approval by the Director or City Engineer.
c. Vertical Clearance. All parking spaces shall have a minimum overhead
clearance of seven feet.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

5-11

1703-5.50

Supplemental to Transect Zones

d. Reduction for Sidewalk and Planter Overhangs. When a parking space abuts
a sidewalk or planter; the front two feet of the required parking space length
may overhang the planter or sidewalk provided that wheel stops or curbing are
provided and the remaining area outside of the overhang meets the minimum
width requirements of the sidewalk or planter.
e. Spaces near Obstructions. When the side of a parking space abuts a wall or
other structure that is taller than six inches, the width of the parking space shall
be increased by one foot.
7. Landscaping, Fencing, and Screening
a. Parking lots with more than 8 parking spaces shall provide one tree per every
four parking spaces.
b. Screening of parking and loading areas shall meet the following standards:
Table 1703-5.50.D: Parking and Loading Area Screening
Zone

Adjacent Zone

Required Screening 1

T4, T5, T6

T3, T4 or residential
non-transect zone

6' wall, fence or evergreen hedge.

Screening is not required when parking and loading is adjacent to an alley.

c. Landscaping areas can be ideal locations to accommodate stormwater

management features.
8. Location
a. Location of required on-site parking in all zones is regulated by setbacks set forth
in Section 1703-2 (Specific to Transect Zones) and the following:
(1) Parking lots with 20 or fewer spaces shall have all off-street parking areas
shall be separated at least five feet from buildings in order to provide a
sidewalk between the building and parking area.
(2) Parking lots with more than 20 spaces shall have all off-street parking areas
shall be separated at least 10 feet from buildings in order to make room for
a sidewalk, landscaping, and other planting between the building and the
parking area.
(3) This separation may be eliminated to the rear of buildings in areas designed
for unloading and loading of materials.
9. Size of Parking Lot
a. Parking lots larger than one-quarter of an acre in size shall be broken down into
smaller parking areas with planted landscape areas with a minimum width of 15
feet between them to minimize the perceived scale of the total field of stalls.
10. Signs. For standards related to signage see Subsection 1703-5.80 (Signs).
11. Tandem Parking. Tandem parking is allowed in all zones for all residential uses as
follows:
a. Both tandem parking spaces satisfy the parking requirement of one residential
unit; and
b. Neither of the tandem parking spaces shall be for required accessible parking
spaces.
5-12

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Supplemental to Transect Zones

1703-5.50

G. Bicycle Parking Requirements

1. Exempt. Bicycle parking is not required for single-family residential developments
and uses.
2. Number of Bicycle Parking Spaces and Location Standards
Table 1703-5.50.E Bicycle Parking Requirements
Use Type

Required Spaces

Location

Residential: Multi-Family

1 per 4 bedrooms

Either within the building or

within 25 feet of the building
entrance.

Retail, Services or
Recreation,
Education and Public
Assembly 1

4 stalls or 20% of required

Within 50 feet of public
off-street automobile parking entrance of the building and
spaces, which ever is greater
adjacent to a bicycle path
(up to a maximum of 30
and/or pedestrian walks.
bicycle spaces)

Industry, Manufacturing
& Processing and
Transportation,
Communications,
Infrastructure 1

10% of required off-street

automobile parking spaces,
which ever is greater (up
to a maximum of 30 bicycle
spaces)

Within 50 feet of public

entrance of the building and
adjacent to a bicycle path
and/or pedestrian walks.

At the discretion of the Director required bicycle parking may be provided within the
public ROW.

3. Bicycle Parking Standards. Bicycle spaces shall be provided in accordance with the
following standards:
a. Bicycle parking shall consist of either a lockable enclosure (locker) in which the
bicycle is stored or a rack to which the bicycle can be locked;
b. Lockers and racks shall be securely anchored to the pavement or a structure;
c. Racks shall be designed and installed to permit two points of contact with the
frame and allow the frame and one or both wheels to be secured;
d. Areas containing bicycle spaces shall be surfaced with impervious surfaces
such as concrete or pavers. Pervious pavements or gravel may be used where
appropriate as determined by the Director;
e. When located within a parking area: curbs, fences, planter areas, bumpers, or
similar barriers shall be installed and maintained for the mutual protection of
bikes, motor vehicles and pedestrians, unless determined by the Director to be
unnecessary; and
f. Bicycle parking shall be placed in a convenient, highly-visible, active, and well-lit
location.
4. Bicycle Parking Space Dimensions. All bicycle parking shall meet the following
minimum dimensions:
a. Each bicycle parking space shall include a minimum area of 72 inches in length
and 24 inches in width that is clear of obstructions;
b. No part of the rack shall be located closer than 30 inches to a wall or other
obstruction;

City of Cincinnati Form-Based Code

Final Draft 2/15/13

5-13

1703-5.60

Supplemental to Transect Zones

c. The front or back of the rack shall be located no less than 48 inches from a
sidewalk or pedestrian way; and
d. A minimum of 30 inches shall be provided between adjoining racks.

1703-5.60

Building Height
A. Purpose. This Subsection establishes the methodology used to measure the height of a
building. The methodology applies to primary and accessory buildings and structures.
The maximum height of a building or structure is established in Section 1703-2 (Specific
to Transect Zones). Several methods are used to regulate the building height, including
regulating the overall building height, the height to the eave or parapet and the number
of stories. These methods are used together to help ensure that new development is
consistent with the character and scale of Cincinnatis neighborhoods.
B. Applicability. This Subsection applies to all development within transect zones.
C. Overall Building Height. Overall building height shall be measured vertically from the
finished grade adjacent to the building exterior to the building height plane.
1. Building Height Plane. The building height plane is an imaginary plane that is used
to determine the height of the building. It is determined as follows:
a. The plane shall be parallel to the pre-development grade of the site; and
b. The plane shall be set vertically at the highest point of the coping of a flat roof,
the top of a mansard roof, or the highest point of the highest pitched roof.

ROW Line

Overall Building Height Plane

Street

ROW / Property Line

ROW Line

Overall Overall
BuildingBuilding
Height Plane
Height
Overall
Building
Height Plane
Plane

Street

Overall Building Height Plane

ExistingExisting
Grade Grade
Existing
Grade
ROW ROW
/ Property
Line Line
ROW
Property
// Property
Line

D. Building Height to Eave/Parapet. Building height to eave/parapet shall be measured

vertically from the finished grade adjacent to the building exterior to the base of eave or
parapet.
E. Building Height by Story. A story shall be measured as follows for purposes of
regulating the height of the building:
1. A story that meets the height regulations in Table A (Maximum Height of a Floor)
shall be counted as one story. A story that exceeds the height regulations in Table A
(Maximum Height of a Floor) shall be counted as two or more stories.
2. Basements with an exterior exposed wall greater than four feet tall shall count as a
story. The height of the exterior wall shall be measured from the finished grade to the
finished floor of the story above.

5-14

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Existing
ROW /

Supplemental to Transect Zones

1703-5.70

Table 1703-5.60.A: Maximum Height of a Floor1

Non-Residential,
except Civic Uses

Multi-Family
Residential

Single-Family
Residential

Ground Floor

20' max.

16' max.

14' max.

All Other Floors

12' max.

12' max.

12' max.

All heights are measured from finished floor to highest point of the finished ceiling.

F. Crawl Spaces
1. Unfinished crawl spaces taller than three feet shall be screened from view of public
thoroughfares with landscaping.
2. Unfinished crawl spaces shall not exceed five feet in height measured from the
exterior finished grade to the finished floor of the story above.
G. Basements. Basement walls visible from a thoroughfare shall not exceed nine feet in
height measured from the exterior finished grade to the finished floor of the story above.
H. Allowed Encroachments Beyond Height Limits
Table 1703-5.60.B: Allowed Encroachments beyond Height Limits
Element

Additional Requirements

Electrical Power Transmission Lines

1703-5.70

Antennas or Chimneys

Shall not 20% of the height limit.

Steeples, Towers or Other Unoccupied

Architectural Features

Shall not exceed 20% of the roof area and shall not
exceed 20% of the height limit.

Stair Towers or Elevator Towers

Shall not exceed 20% of the roof area.

Mechanical Equipment

Shall not exceed 20% of the roof area and shall be

screened from thoroughfare level view.

Solar Panels or Solar Water Heating

Shall not 20% of the height limit.

Renovations and New Construction Compatibility

A. Purpose. This Subsection provides standards for providing compatibility between
proposed renovations and/or new construction with the existing neighborhood fabric of
buildings and structures.
B. Applicability. The standards in this Subsection apply to all development within the T5
Main Street transect zone (T5MS).
C. Mechanical Equipment and Utility Standards. Mechanical equipment, including air
conditioning, piping, ducts, and conduits external to the building shall be concealed
from view from adjacent buildings and street level by grills, screens or other enclosures.
Electric and other utility service connections shall be underground for new construction
and recommended for existing buildings undergoing a renovation or addition.
D. Replacement Window Standards. Replacement windows shall meet the following
standards:

City of Cincinnati Form-Based Code

Final Draft 2/15/13

5-15

1703-5.80

Supplemental to Transect Zones

1. Replacement windows shall fit the size and style of the original openings.
2. Original window and door openings shall not be enclosed or bricked-in on the street
elevation. Where openings on the sides or rear of the building are to be closed, the
infill materials shall match that of the wall and be recessed a maximum of three
inches within the opening.
E. Exterior Renovation or Alterations of Existing Structures
1. Renovations, alterations or additions shall be designed and executed in a manner
that is sympathetic to the particular architectural character of the existing structure.
Architectural elements shall be designed to reflect the detailing and materials
associated with the particular style of the building.
2. Renovations and restorations of older buildings shall respect the original building
design, including structure, use of materials and details.
a. New materials or signs shall not cover original materials and detailing.
b. Natural materials (brick, slate, glass, stone, etc.) shall be retained in their natural
state and not covered with any other contemporary materials.
c. Materials that do not keep with the historic character of the building shall be
removed from the facade upon significant exterior renovation or restoration of
the existing structure.
F. New Construction
1. New buildings shall be compatible with their surroundings. Bulk, shape, massing,
scale and form of new buildings and the space between and around buildings shall be
consistent with the neighborhood, and with neighboring buildings.
a. New buildings shall respond to the pattern of window placement in the
neighborhood. The designs of new buildings shall avoid long unrelieved
expanses of wall along the thoroughfare by maintaining the rhythm of windows
and structural bays in the neighborhood. The preferred pattern of ground
floor windows is open show windows, with inset or recessed entryways; and
landscaping, lighting and other amenities equivalent to those existing in the
neighborhood.
b. Buildings shall de-emphasize secondary rear or side door entrances to
commercial space, unless the entrances are associated with public parking areas.
2. The Director shall review and consider applicable community plans approved by City
Council when making decisions for projects in transect zones.
a. Proposed uses shall be consistent with the goals, objectives and guidelines of the
community plans approved by City Council.

1703-5.80 Signs
A. Purpose
1. Provide property owners and occupants an opportunity for effective identification.
a. Provide reasonable, yet appropriate conditions for identifying goods sold or
produced or services rendered in all transect zones.
5-16

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Supplemental to Transect Zones

1703-5.80

2. Maintain and enhance the quality of the City's appearance by:

a. Controlling the size, location and design of temporary and permanent signs
so that the appearance of such signs will reduce sign clutter, be aesthetically
harmonious with their surroundings, and will enhance the overall appearance of
the built environment;
b. Preserving and perpetuating uncluttered and natural views, significant
architecture and cultural resources for the enjoyment and environmental
enrichment of the citizens of the community and visitors; and
c. Protecting residential neighborhoods from adverse impacts of excessive signs
both from within T3 and T4 zones and from surrounding zones.
3. Ensure that signs are located and designed to:
a. Maintain a safe and orderly pedestrian and vehicular environment; and
b. Reduce potentially hazardous conflicts between commercial or identification
signs and traffic control devices and signs.
B. Applicability.
1. The standards of this Subsection apply to all on-site signs in the transect zones.
2. Signs regulated by this Subsection shall not be erected or displayed unless a building
permit is obtained or it is listed as exempt.
C. Exempt Signs. The following signs are exempt from the permit standards of this Section
and are permitted in any transect zone:
1. Street address numbers displayed in accordance with 723-65, Displaying House
Numbers, of the Municipal Code.
2. Public information, identification, special event, directional, and other signs erected
by:
a. A government agency; or
b. A public utility or other quasi-public agent in the performance of a public duty.
3. City entry, community or district identification signs not exceeding 20 square feet in
area and eight feet in height.
4. Names of buildings, dates of erection, commemorative tablets and the like, when
carved into stone, concrete or similar material or made of bronze, aluminum or other
permanent type material.
5. Credit card, trading stamp, or trade association signs not exceeding one-half square
foot each and not exceeding ten per establishment.
6. Flags not exceeding 72 square feet each. A flag may be displayed on a pole not
exceeding the height limit found within the transect zone.
7. One identification sign per dwelling unit or per business, not exceeding one square
foot each.
8. Instructional On-Site Signs provided that such signs are limited to a maximum of six
square feet in area. If constructed as a ground mounted sign the maximum height is
four feet.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

5-17

1703-5.80

Supplemental to Transect Zones

9. Temporary open house signs provided that they are limited in number to a
maximum of four per event, limited in size to a maximum of 12 square feet in area
and located at least 12 feet from the edge of the thoroughfare pavement. An open
house sign may only be installed the day before the open house and shall be removed
the same day of the open house after its conclusion. In no case shall an open house
sign be installed for more than 48 continuous hours.
10. Real Estate Sign
a. Only one such sign is allowed per site per street frontage, and is limited in size to
a maximum total sign face area of 24 square feet and 12 square feet for any single
sign face.
b. The sign may be a ground sign, a window sign, or a wall sign.
c. All signs shall be removed within 14 days after the sale, lease, or rental has
occurred. These signs may only be installed on the property to which they refer.
11. Noncommercial signs as regulated by 1427-15 of the Municipal Code.
D. Prohibited Locations and Features for Signs
1. Prohibited Locations
a. No permanent sign shall be installed within the public right-of-way unless
displayed by a governmental entity or pursuant to a revocable street privilege.
b. Signs shall not be located on property without prior authorization granted by the
property owner, or in the case of public parks or any public property without the
permission of the City of Cincinnati.
c. Sign shall not be located where the view of approaching or intersecting traffic
would be obstructed.
d. Signs shall not be located as to interfere with the safe movement of vehicles,
bicycles and/or pedestrians entering, leaving or crossing a public right-of-way.
e. Signs shall not be located on the roofs of buildings or structures.
f. Yard signs shall not interfere with pedestrian movement along sidewalks and
paths.
g. Signs shall not be attached to any traffic control sign, utility pole, street sign or
tree, except for temporary signs installed by a government agency for public
information and/or special events.
h. Signs shall not be mounted, attached or painted on a trailer, boat, or motor
vehicle when parked, stored, or displayed conspicuously on private premises close
to the public right-of-way or within public right-of-way in a manner intended
to attract the attention of the public for advertising purposes. Signs indicating
only the name and or phone number of the owner or business are allowed if the
following standards are met:
(1) The sign is painted on, adhered with vinyl film, or magnetically attached to
motor vehicles and/or trailer; and
(2) The motor vehicle and/or trailer is regularly and consistently used to conduct
normal business activities.

5-18

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Supplemental to Transect Zones

1703-5.80

2. Prohibited Features
a. Moving, flashing, or animated signs including but not limited to searchlights,
streamers and spinners;
b. Inflatable signs, such as but not limited to balloons, gas inflated signs or similar
inflated signs;
c. Portable signs, except for Sandwich Board Signs as allowed in Subsection M;
d. Flags, other than those specifically allowed in Subsection C.6; and
e. Outdoor image projections (signs projected from an external light source onto a
building or structure) or any other similar devices.
E. Permanent Signs
1. Permanent Signs shall meet the standards set forth in Subsections 1703-5.70.G-R.
2. The number of allowed permanent signs is set forth within the transect zone, see
Section 1703-2 (Specific to Transect Zones).
F. Temporary Signs. Temporary signs are allowed in all transect zones and shall meet the
following standards:
1. Requires obtaining a Building Permit or a Certificate of Compliance;
2. Shall only be externally illuminated; and
3. Shall meet the standards found in Table A (Allowed Temporary Signs).

City of Cincinnati Form-Based Code

Final Draft 2/15/13

5-19

1703-5.80

Supplemental to Transect Zones

Table 1703-5.80.A: Allowed Temporary Signs

Temporary Construction Sign
Number of Signs

1 per site max.

Types Allowed

Ground or Wall

Total Sign Face Area

32 sf for residential max.; or 64 sf for commercial max.

Duration/Frequency

Installed no sooner than one week prior to the commencement of construction and
shall be removed within 24 hours of completion of construction or if the project ceases
construction for 12 months or longer.

Construction Site Wrap Sign

Number of Signs

1 per street frontage max.

Sign Height

8' max.

Duration/Frequency

Installed no sooner than one week prior to the commencement of construction and
shall be removed within 24 hours of completion of construction or if the project ceases
construction for 12 months or longer.

Special Event Banner

Size

12' max. along any dimension

Duration/Frequency

Display shall not exceed 30 days with a minimum of 30 days between installation periods
with a maximum of four display times per calendar year.

Special Event Sign

Total Sign Face Area

12' max. along any dimension

Duration/Frequency

Display shall not exceed 30 days with a minimum of 30 days between installation periods
with a maximum of four display times per calendar year.

Special Event Decoration

Duration/Frequency

Display shall not exceed 30 days with a minimum of 30 days between installation periods
with a maximum of four display times per calendar year.

Residential Subdivisions with Multiple Lots for Sale, Lease, or Rent

Number of Signs

1 per perimeter street frontage, max., in addition to any allowed real estate sign(s)

Types Allowed

Ground

Total Sign Face Area

10 sf per lot up to 250 sf max.

Location

Along perimeter street or right-of-way

Setback from R.O.W.

50' min.

Spacing between Signs

200' min.

Duration

Installed after Development Permit is issued and removed when 75% of lots in the
subdivision have received a Certificate of Occupancy

Commercial On-Site
Number of Signs

1 per site max.

Number of Faces

2 max.

Total Sign Face Area

36 sf per sign face max.

Sign Height

5' max.

Duration/Frequency

Display shall not exceed 30 days with a minimum of 30 days between installation periods
with a maximum of four display times per calendar year.

5-20

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
traditional shopfront fitting and can be
used to protect merchants' wares and keep
shopfront interiors shaded and cool in hot
weather.

T3E

T3N

1703-5.80.K

T4N.MF T4N.SF
T5MS

T5N.LS

T5N.SS

T5F

T6C

Directory Sign. This Sign Type provides

a listing of establishments within a building
or series of buildings.

T3E

T3N

1703-5.80.L

T4N.MF T4N.SF
T5MS

T5N.LS

T5N.SS

T5F

T6C

Marquee Sign. This Sign Type is a vertical

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

T3E

T3N

1703-5.80.N

T4N.MF T4N.SF
T5MS

T5N.LS

T5N.SS

T5F

T6C

Projecting Sign. This Sign Type is

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

T3E

T3N

1703-5.80.P

T4N.MF T4N.SF
T5MS

T5N.LS

T5N.SS

T5F

T6C

Suspended Sign. This Sign Type is

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

T3E

T3N

1703-5.80.R

T4N.MF T4N.SF
T5MS

T5N.LS

T5N.SS

T5F

T6C

Wall Sign. This Sign Type is flat against

the facade consisting of individual cut
letters applied directly to the building,
or painted directly on the surface of the
building.

T3E

T3N

1703-5.80.S

T4N.MF T4N.SF
T5MS

T5N.LS

T5N.SS

T5F

T6C

Key
#

Allowed

5-22

Allowed with Restrictions

Final Draft 2/15/13

Not Allowed

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
against a secondary facade, typically along a
side street, alley, or paseo. These signs are
typically painted directly on the building
and contain a combination of text and
graphic elements.

T3E

T3N

1703-5.80.T

T4N.MF T4N.SF
T5MS

T5N.LS

T5N.SS

T5F

T6C

Window Sign. This Sign Type is

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

T3E

T3N

1703-5.80.U

T4N.MF T4N.SF
T5MS

T5N.LS

T5N.SS

T5F

T6C

Ground Signs
Landscape Wall Sign. This Sign Type is
attached to freestanding walls and is often
used to mark a place of significance or the
entrance to a location.

T3E

T3N

1703-5.80.M

T4N.MF T4N.SF
T5MS

T5N.LS

T5N.SS

T5F

T6C

Pole/Monument Sign. This Sign Type

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

T3E

T3N

1703-5.80.O

T4N.MF T4N.SF
T5MS

T5N.LS

T5N.SS

T5F

T6C

Sandwich Board Sign. This Sign Type

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

T3E

T3N

1703-5.80.Q

T4N.MF T4N.SF
T5MS

T5N.LS

T5N.SS

T5F

T6C

Yard Sign. This Sign Type is mounted on

a porch or in a yard between the public
ROW and the building facade.

T3E

T3N

1703-5.80.V

T4N.MF T4N.SF
T5MS

T5N.LS

T5N.SS

T5F

T6C

Key
#

Allowed

City of Cincinnati Form-Based Code

Allowed with Restrictions

Not Allowed

Final Draft 2/15/13

5-23

1703-5.80

Supplemental to Transect Zones

K. Awning Sign
T3E

T3N

T4N.MF T4N.SF

T5MS

T5N.LS T5N.SS

T5F

T6C

D
F

Description

Size (continued)

The Awning Sign Type is a traditional shopfront fitting

and can be used to protect merchants' wares and keep
shopfront interiors shaded and cool in hot weather.
Retail tenant signs may be painted, screen printed, or
appliqued on the awnings.

Valance

Size
Projecting
Signable Area

Signable Area

75% coverage max.

Width

Shopfront width, max.

Height

8" min.; 16" max.

Lettering Height

8" max.

Clear Height

8' min.

Signs per Awning

1 projecting, or 1 valance

Location
1 sf per linear foot of
shopfront max.

Lettering Height

16" max.

Lettering Thickness

6" max.

Miscellaneous
Only the tenant's store name, logo, and/or address
shall be applied to the awning. Additional information is
prohibited.

Sloping Plane
Signable Area

25% coverage max.

Lettering Height

18" max.

and 1 sloping plane, max.

Open-ended awnings are strongly encouraged.

Vinyl or plastic awnings are strongly discouraged.

5-24

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Supplemental to Transect Zones

1703-5.80

L. Directory Sign
T3E
T5MS

T3N

Description

T4N.MF T4N.SF

T5N.LS T5N.SS

T5F

The Directory Sign Type provides a listing of

establishments within a building or series of buildings.
entrances and parking locations.

T6C

Size

Signable Area

6 sf max.

Location
Height
B

Wall Mounted

8' max.

3' max.

Freestanding
1 See

Subsection 1703-5.80.O (Pole/Monument Sign

Type) for additional standards.

Miscellaneous
B

May include the name of the business and business

address. Shall not include any other words.

M. Landscape Wall Sign

T3E
T5MS

T3N

Description

T4N.MF T4N.SF

T5N.LS T5N.SS

T5F

T6C

The Landscape Wall Sign Type is attached to

freestanding walls and is often used to mark a place of
significance or the entrance to a location. This Type is
often used in place of a Pole/Monument sign.
Size
Signable Area

24 sf max.

4' max.

Below Top of Wall

6" max.

Above Grade

12" min.

Location
Height of Landscape Wall
Mounting Height

City of Cincinnati Form-Based Code

Final Draft 2/15/13

5-25

1703-5.80

Supplemental to Transect Zones

N. Marquee Sign
T3E

T3N

T4N.MF T4N.SF

T5MS

T5N.LS T5N.SS

T5F

T6C

B
A
F

Description

Location

The Marquee Sign Type is a vertical sign that is located

either along the face, where it projects perpendicular
to the facade, or at the corner of the building, where
it projects at a 45 degree angle. Marquee signs often
extend beyond the parapet of the building, but may
also terminate below the cornice or eave. Marquee
signs often have neon lettering used in conjunction with
painted lettering.

Clear Height

12' min.1

Extension

10' max.2

Projection

6' max.

Size

Miscellaneous

Signable Area
Width

24" max.

Depth

10" max.

Lettering
Width

5-26

75% of sign width max. C

Final Draft 2/15/13

1 When

located over driveways or alleys, Marque Signs

shall have a minimum clear height of 16'.

2 Marquee

signs may not extend beyond the eave of a

pitched roof.

Neon lettering may only be used in conjunction with

painted lettering; signs consisting only of neon lettering
are not permitted.
Shall only be located along or oriented toward a street
frontage.
This Signage Type should be used sparingly and should
not be repeated along a frontage.

City of Cincinnati Form-Based Code

Supplemental to Transect Zones

1703-5.80

O. Pole/Monument Sign
T3E
T5MS

T3N

Description

T4N.MF T4N.SF

T5N.LS T5N.SS

T5F

T6C

A Pole Sign, usually double-faced, is mounted on a single

or pair of round poles, square tubes, or other fabricated
members without any type of secondary support.

C
A

The Pole/Monument Sign Type encompasses a variety

of signs that are not attached to a building and have an
integral support structure.

A Pole/Monument Sign stands directly on the ground

or ground level foundation and is often used to mark a
place of significance or the entrance to a location.
Size
Signable Area

12 sf max.

Location

B
Pole Sign

Pole/Monument
Sign

Signs per Frontage

1 max.

Height

8' max.

Width

8' max.

Miscellaneous
Changeable copy signs are only allowed for gasoline
price signs, directory signs listing more than one tenant,
and signs advertising restaurant food specials, films and
live entertainment which change on a weekly or daily
basis.

P. Projecting Sign
T3E
T5MS

T3N

Description

T4N.MF T4N.SF

T5N.LS T5N.SS

T5F

T6C

E
A
C

The Projecting Sign Type is mounted perpendicular to

a building's facade from decorative metal brackets such
as cast or wrought iron in a manner that allows them
to swing slightly. These signs are small, pedestrian scaled,
and easily read from both sides. Often, projecting signs offer
an opportunity for a more creative or playful sign. Syn.
Blade Sign.
Size

Signable Area
Area
Width/Height
Thickness

6 sf max. per side,

12 sf max. total
36" max.
4"

A
B /C

max.1

1 Special

and creative signs that have a three

dimensional quality may have a greater thickness
subject to approval by the Director.

Location

City of Cincinnati Form-Based Code

Clear Height

8' min.

Projection

4' max.

Final Draft 2/15/13

5-27

1703-5.80

Supplemental to Transect Zones

Q. Sandwich Board Sign

T3E
T5MS

T3N

Description

T4N.MF T4N.SF

T5N.LS T5N.SS

T5F

T6C

The Sandwich Board Sign Type provides secondary

signage and may be used to announce daily specials,
sales, or point to shops off the sidewalk (i.e. a shop
located along a paseo). Sandwich boards made of wood
and/or slate boards are highly recommended. Chaser
lights or illuminated signs shall not be used.
Size

Signable Area
A

Area

6 sf max. per side

Width

24" max.

Height

36" max.

Location

Sandwich Board Signs shall not interfere with pedestrian

travel or encroach upon the required accessible path.
Sandwich Board Signs shall only be displayed during
business hours and shall be removed when the business
is closed.

R. Suspended Sign
T3E
T5MS

T3N

Description

T4N.MF T4N.SF

T5N.LS T5N.SS

T5F

T6C

A
C
B

The Suspended Sign Type is mounted to the underside of

beams or ceilings of a porch, gallery, arcade, breezeway
or similar covered area. They are typically hung in a
manner that permits them to swing slightly. These signs
are small, pedestrian scaled, and easily read from both
sides. Suspended signs shall be hung well out of reach
of pedestrians and all exposed edges of the sign shall be
finished.
Size
Signable Area

Area

6 sf max.

Width

36" max.

Height

36" max.

8' min.

Location
Clear Height

5-28

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Supplemental to Transect Zones

1703-5.80

S. Wall Sign
T3E

T3N

T4N.MF T4N.SF

T5MS

T5N.LS T5N.SS

T5F

T6C

A
C

E
D
B

Description

Location

The Wall Sign Type is flat against the facade consisting

of individual cut letters applied directly to the building,
raised letters on a panel or painted directly on the
surface of the building. Wall Signs are placed above
shopfronts and often run horizontally along the
expression line, entablature of traditional buildings,
or decorative cornice or sign band at the top of the
building. Wall Signs shall not protrude beyond the roof
line or cornice of a building.

Projection

8" max.

Miscellaneous
Changeable copy signs are only allowed for gasoline
price signs, directory signs listing more than one tenant,
and signs advertising restaurant food specials, films and
live entertainment which change on a regular basis.
Wall Signs shall not be internally illuminated.

Size
Signable Area
1 sf per linear foot of
shopfront width up to 80 sf
max.

Width

Shopfront width, max.

Height

12" min.; 3' max.

Width

75% of signable width, max.

Height

75% of signable height or 10"

(whichever is lesser) max.

Area

Lettering

City of Cincinnati Form-Based Code

Final Draft 2/15/13

5-29

1703-5.80

Supplemental to Transect Zones

T. Wall Mural Sign

T3E

T3N

T5MS

Description

T4N.MF T4N.SF

T5N.LS T5N.SS

T5F

The Wall Mural Sign Type is flat against a secondary

facade, typically along a side street, alley, or paseo.
These signs are typically painted directly on the building
and contain a combination of text and graphic elements.
These signs are intended to be visible from a greater
distance and are accompanied by additional signage
on the primary facade at the business entrance. Wall
Mural Signs that provide off-site signage for a business
or do not provide signage for a specific business (artistic
wall mural) are subject to approval by the Director.
Billboards are not considered wall mural signs and are
prohibited within the Form-Based Code areas.

T6C

Size
Signable Area

Area

1000 sf max.

Width

60' max.

Height

50' max.

Height Above Ground

3' min.

Projection

8" max.

Location

U. Window Sign
T3E

T3N

T5MS

Description

T4N.MF T4N.SF

T5N.LS T5N.SS

T5F

The Window Sign Type is often professionally painted

consisting of individual letters and designs or gold leaf
individual letters and designs, applied directly on the
inside of a window. Window signs offer a high level of
craftsmanship and visibility, and are often used for small
professional offices.

T6C

Signable Area

C
B
B

Size
Area per Shopfront
Window

20% max.

Width

5' max.

Height

36" max.

5' min.

Location
Height Above Ground

Window Signs shall be applied directly to the inside of

the glass.
Miscellaneous
Applied plastic or vinyl cut letters are strongly discouraged.
Window Signs shall have a clear background.

5-30

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Supplemental to Transect Zones

1703-5.80

V. Yard Sign
T3E

T3N

T4N.MF T4N.SF

T5MS

T5N.LS T5N.SS

T5F

T6C

B
A

A
C

Description

Standards

The Yard Sign Type is a sign mounted on a porch or in a

yard between the public ROW and the building facade.
Yard signs mounted on a porch are placed parallel to
the building's facade. Yard signs mounted in a yard are
placed parallel or perpendicular to the ROW. Yard signs
work well for home businesses located in mixed use
environments.

Size
Signable Area
Area

6 sf max.

Width

36" max.

Height

36" max.

Location
Clear Height

Mounted on Porch

6'8" min.

Mounted in Yard

12" min.

Overall Height
Mounted in Yard

5' max

Miscellaneous
Yard signs may not be located within a public ROW.
Yard mounted signs shall be parallel or perpendicular to
the ROW.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

5-31

1703-5.90

1703-5.90

Supplemental to Transect Zones

Corner Stores
A. Purpose. The standards within this Subsection are intended to allow the diverse
network of existing corner stores throughout the City to be utilized to incubate small,
local businesses and artisans to serve as catalysts for neighborhood revitalization, as a
tool for economic development, and as an important component of the walkability of a
neighborhood.
B. Applicability. This Subsection is applicable to any property originally constructed as a
corner store that existed prior to the adoption of this Form-Based Code within all T3
and T4 zones and within the T5N.LS and T5N.SS zones. Corner stores shall meet the
following definition:
1. Originally and/or currently constructed with a shopfront frontage; or
2. Used as a neighborhood retail establishment.
C. Development Standards. Any building that meets the applicability criteria in Subsection
B above may be adaptively re-used in accordance with the following standards:
1. Building Form
a. The building form shall follow the standards of the transect zone in which it is
located; or
b. Buildings that do not meet the standards of the transect zone in which they are
located shall follow the standards established in Subsection 1703-8.40 (NonConformities).
2. Parking
a. No off-street parking is required for uses within a corner store.
b. Off-street parking shall only be provided as head-in parking off of an alley or on
a pre-existing parking area.
c. Existing pervious surface areas on the lot may not be paved over for parking.
d. All parking area shall be screened from view as set forth in Subsection 17035.50.F.7 and any required screening shall match the character of the building.
3. Loading. No off-street loading is required.
4. Allowed Uses. In addition to those permitted uses within the transect zone in which
the Corner Store is located, the uses listed in Table A are allowed on any floor of the
building.
5. Signage. Corner stores' signage shall follow the standards set forth in the transect
zone in which they are located.
D. Procedures. See Section 1703-9 (Administration and Procedures) for procedures.

5-32

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Supplemental to Transect Zones

1703-5.90

Table 1703-5.90.A: Corner Store Use Table

Specific Use
Regulations

Land Use Type

Corner
Store

Retail
General Retail, except with any of
the following features:

MUP

Alcoholic Beverage Sales

Drive-Through Facilities

1703-5.100.f

Eating or Drinking Establishment,

except with any of the following
features:

MUP

Alcoholic Beverage Sales

Drive-Through Services

UP
1703-5.100.f

Operating between 10pm - 7am

Outdoor Entertainment

UP

1703-5.100.I

UP

Services
Day Care Home:

1703-5.100.D

Adult

Type A (7 - 12 Children)

Type B (1 - 6 Children)

Medical Services:
Clinic

Doctor Office

Office: Professional

Personal Services

Key
P

Permitted Use

MUP

Minor Use Permit Required

UP

Use Permit Required

Use Not Allowed

City of Cincinnati Form-Based Code

Final Draft 2/15/13

5-33

1703-5.100

1703-5.100

Supplemental to Transect Zones

Additional Standards for Specific Uses

Purpose. This Subsection provides site planning, development, and operating standards
for certain land uses where allowed in compliance with Section 1703-2 (Specific to Transect
Zones) and for activities that require special standards to ensure their compatibility with site
features and existing uses.
Applicability. This Subsection applies to development in all transect zones.
A. Animal Services
1. All veterinary activities and operations shall be contained within a structure
constructed according to the limitations of this Subsection with no exterior exercise
areas, yards, pens or storage areas.
2. No part of any structure located within 100 feet of a T3 zone or residential nontransect zone may be used for veterinary facilities.
3. The veterinary facility may not be used for the boarding of animals, except as needed
for treatment and recovery.
4. The total floor space of any veterinary facility may not exceed 2,500 square feet in
area.
5. There may be no openings in the walls or roof of any portion of the structures used
for a veterinary facility unless such openings are stationary windows or required
means of egress.
6. The veterinary facility shall be provided with mechanical ventilation with continual
filtration of all exhaust air.
7. The veterinary facility shall be constructed and operated according to any other rules
thta the Director may establish to provide for public health, safety and welfare.
B. Automated Teller Machines. Automated teller machines (ATM) must be located,
developed and operated in compliance with the following standards:
1. Drive-Through Facilities. See Subsection F (Drive-through).
2. User Comfort. Where ATMs are located on the exterior of a building, weather
protection must be provided in the form of an awning or shallow portico.
3. Security. ATM facilities must have adequate lighting for security purposes.
4. Litter. ATM facilities must include at least one trash receptacle.
C. Bed and Breakfast
1. Bed and Breakfasts shall have no more than five rooms for rent.
2. Bed and Breakfasts located in all T3 and T4 zones shall maintain a residential
character on the exterior of the buildings.
3. A current business license shall be obtained and posted in compliance with Chapter
855 (Rooming Houses) of the Municipal Code.
4. Meals and rental of bedrooms are limited to registered guests. Separate or additional
kitchens for guests are prohibited.

5-34

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Supplemental to Transect Zones

1703-5.100

D. Community Gardens. Shall comply with the following standards:

Table 1703-5.100.A: Community Gardens
Hours of Operation
Community gardens shall not be used between the hours of 10:00 pm and 7:00 am.
Building Form Standards
Building Height

15' max.

Buildings or structures

800 sf max.

Number of Buildings or Enclosed Structures

2 max.

Buildings and Structures Placement

Buildings and structures, including those for the storage of compost and refuse, shall comply
with the building placement standards set forth for structures found in Section 1703-2 (Specific
to Transect Zones).
Fencing and Walls
Height
Along Front or Side Street Lot Line

4' max.

Along Side or Rear Lot Line, other locations

6' max.

Opacity
Along Front or Side Street Lot Line

50% max

Along Side or Rear Lot Line, other Locations

100% max.

Fences and walls shall not include electrified, barbed or razor wire.
Tools and Supplies
Tools and supplies shall be stored indoors or removed on a daily basis.
Bulk supplies and water tanks shall not be store in required frontyard or sideyard setbacks.
Use of commercial or industrial farm equipment is prohibited.v
Compost and Refuse
Area Dedicated to Composting

200 sf max.

Compost shall be stored in an enclosed screened fence or structure.

Composting shall be only of materials generated on-site.
Water that has come in to contact with compost shall be prevented from flowing onto adjacent
properties, into natural or human-made storm channels or the public right-of-way.
Compost enclosure shall be maintained to prevent adverse environmental, health and safety
impacts such as noise, odors, and the attraction of rodents or other pests onto adjacent
properties.
All refuse storage areas shall be screened from ground-level view from adjacent properties and
public rights-of-way.
Compost and/or Refuse Storage Area Setbacks
Front

10' min.

Side Street

10' min.

Side

3' min.

Rear

3' min., 25' max.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

5-35

1703-5.100

Supplemental to Transect Zones

Table 1703-5.0.A: Community Gardens (continued)

Fertilizer and Pesticides
Fertilizer and pesticides shall be stored in a locked storage structure and shall comply with any
other applicable requirements for hazardous materials
Chemical, pesticide, fertilizer or other garden waste shall be prevented from draining onto
adjacent properties or street right-of-ways.
Maintenance
The property owner of the site on which a community garden is located is responsible for all
maintenance requirements.
Property shall be maintained free of high grass, weeds or other debris.
Dead plant growth must be composted or removed from the site not later than December 1st
of each year.
Property shall be maintained to prevent cultivated areas from encroaching on to adjacent
properties.
Property shall be maintained to prevent chemicals, pesticides, fertilizers, other garden wastes
or water that has come in contact with compost from draining onto adjacent properties.

E. Day Care Home or Center. Outdoor play areas associated with Day Cares shall comply
with the following standards:
1. Outdoor play areas shall be located in the rear yard.
2. A fence or wall with a minimum of four feet in height shall enclose all outdoor play
areas.
F. Drive-Through. Uses that provide drive-throughs shall comply with the following
standards:
1. Location
a. Drive-through lanes shall not be located between buildings and adjacent streets.
2. Pedestrian Walkways. Pedestrian walkways shall have clear visibility and be
emphasized by enhanced paving or markings when they intersect the drive-in or
drive-through aisles.
3. Screening
a. All service areas, trash storage areas and mechanical equipment shall be screened
from ground-level view from adjacent properties and public rights-of-way.
4. Menu Boards
a. Menu boards shall be located a minimum of 50 feet from T3 and T4 transect
zone boundary lines and residential non-transect zone boundary lines.
b. Speaker noise levels shall not be audible on any abutting T3 or T4 transect zone
or residential non-transect zone.
5. Trash Receptacle. At least one trash receptacle shall be installed.
G. Fuel Sales. Fuel sale uses shall comply with the following standards:
1. Location
a. Fuel dispensing units shall be located atleast 15 feet from any lot line.
5-36

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Supplemental to Transect Zones

1703-5.100

b. Canopies covering fuel dispensing areas shall not be located:

(1) Between buildings and adjacent streets; and/or
(2) Within five feet of a lot line.
2. Screening
a. All service areas, trash storage areas and mechanical equipment shall be screened
from ground-level view from adjacent properties and public rights-of-way.
b. A six foot tall wall or fence shall be provided along all T3 or T4 zone boundary
lines.
3. Lighting. All lighting shall be stationary and shielded or recessed to direct light away
from adjacent rights-of-way and adjacent T3 or T4 transect zone and residential nontransect zone properties.
4. Trash Receptacle. At least one trash receptacle shall be installed at each pump island.
H. Home Occupation
1. The home occupation shall be conducted only inside the dwelling or inside an
accessory building.
2. The business shall only be conducted by a resident or residents of the dwelling.
3. No more than 25 percent or 500 square feet, whichever is less, of the total floor area
of the dwelling shall be used for the home occupation.
4. No more than two home occupations shall be carried on in a single residence,
provided that together they do not exceed the area limitation in Subsection 3 above,
or violate any other conditions specified in this Subsection.
5. No stock, goods, and/or materials shall be displayed or sold at the location of the
home occupation, provided this provision shall not be interpreted to prevent pick
up of orders made either through the telephone or at sales meetings outside of the
dwelling in which the home occupation is located.
6. No outdoor display or storage of materials, goods, supplies, or equipment shall be
permitted in connection with a home occupation.
7. Signs shall be used in compliance with Section 1703-2 (Specific to Transect Zones)
and Section 1703-5.80 (Signs).
8. The home occupation shall not be conducted in such a manner or advertised in such
a way as to generate more pedestrian or vehicular traffic than typical for the zone
within which it is located.
9. A home occupation shall not utilize flammable liquids or hazardous materials in
quantities not customary to a residential use.
10. Hazardous or toxic materials shall not be used or stored on-site in quantities that
could have a potentially significant environmental impact on the property or on the
surrounding community. A hazardous or toxic material is one which is subject to the
reporting provisions of Section 313 of Subtitle B of the Environmental Planning and
Community Right-to-Know Act of 1986, 42 U.S.C. Section 11023.
11. The home occupation shall not create any radio, television, computer or power line
interference, or noise audible beyond the boundaries of the site.
City of Cincinnati Form-Based Code

Final Draft 2/15/13

5-37

1703-5.100

Supplemental to Transect Zones

I. Outdoor Dining Areas and Entertainment for Restaurants and Drinking

Establishments
1. Location. Outdoor areas on any public sidewalk or alley requires a revocable
street privilege. Any outdoor area located within 100 feet of a T3 or T4 transect
zone or a residential non-transect zone boundary line requires conditional use
approval pursuant to the procedures and criteria of Chapter 1445, Variances, Special
Exceptions and Conditional Uses.
2. Maximum Size. Within 500 feet of a T3 or T4 zone or residential non-transect
zone boundary line, the outdoor area may not exceed 50 percent of the indoor area
accessible to the public. Additional outdoor dining area requires a Use Permit.
3. Barriers. Decorative walls or fencing shall enclose an outdoor area.
4. Fixtures. Furniture and fixtures provided for use in an outdoor area may consist only
of movable tables, chairs, umbrellas, planters, lights and heaters. Lighting fixtures
may be permanently affixed onto the exterior of the building. All movable furniture
and fixtures shall be removed during the off-season.
5. Outdoor Entertainment. Within 500 feet of a T3 or T4 zone or residential nontransect zone boundary line, entertainment, including the use of audio/visual
equipment or amplified sound is prohibited without a conditional use permit.
J. Refuse Storage Areas. The purpose of these regulations is to ensure the provision of
adequate, accessible and convenient locations for the collection and storage of recyclable
materials and refuse within containers and enclosures that are compatible with
surrounding land uses and structures. Refuse and recycling containers required for all
residential and non-residential developments by Chapter 729, Waste Disposal, of the
Municipal Code shall comply with the following:
1. Access. Driveways and aisles shall be unobstructed.
2. Enclosure. All refuse collections and recycling containers shall be enclosed or
screened so as not to be visible from the right-of-way or other publicly accessible
areas. The structure shall be enclosed on all sides, one of which includes a gate or
door that can be secured.
3. Location. The enclosures may not be located in any required front yard, side street
yard, required parking or landscape areas or any other area required by law to be
maintained.
4. Enclosure Materials. The enclosure may consist of screen fencing of chain link with
slats, solid wood, vinyl fencing or masonry walls.
5. Height. A minimum of one foot taller than the container and no taller than eight
feet.
6. Maintenance. Enclosures shall be maintained in a manner that protects adjacent
properties as well as tenants located on the subject property from adverse
environmental, health and safety impacts such as noise, odors and attraction
of rodents or other pests. The receptacle shall be covered by either a roof on the
enclosure or covered receptacles.
7. Hours of Operation. The use of refuse storage areas is prohibited between 11 PM and
7 AM on weekends and between 10 PM and 7 AM on weekdays if located within 50
feet of residential district boundaries.
5-38

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Supplemental to Transect Zones

1703-5.100

K. Wireless Communications Facilities

1. Conditional Use Approval Required. Approval of a conditional use is required,
pursuant to Chapter 1445, Variances, Special Exceptions and Conditional Uses. In
determining whether approval of an application for a wireless communication tower
or antenna greater than 20 feet in height as a conditional use is in the public interest,
the Zoning Hearing Examiner has the duty to evaluate whether technically suitable
space is available on commercially reasonable terms on an existing tower or structure
within the geographic area to be served. To enable this determination, the applicant
is required to submit with the permit application a list of the location of every
tower, building or structure that could support the proposed antenna so as to allow
it to serve its intended function. The applicant shall demonstrate that a technically
suitable location is not available on commercially reasonable terms on an existing
tower, building or structure. If another communication tower is technically suitable,
the applicant shall show that it has offered to allow the owner to co-locate an antenna
on another tower within the city owned by the applicant on reciprocal terms and the
offer was not accepted or that other tower is presumed to be reasonably available.
Consideration of these factors is in addition to the standards enumerated in Chapter
1445, Variances, Special Exceptions and Conditional Uses, and in this Subsection.
The failure of an applicant to offer to other wireless communication service providers
on reciprocal term rights to install wireless communication antennas on wireless
communication towers within the City controlled by the applicant is cause to deny
approval of an application for a wireless communication tower as a conditional use.
2. Minimum Site Area. Monopole towers in a T3 or T4 zone shall be located on a site
larger than three acres.
3. Required Setbacks. The placement of Poles, towers, equipment structures and
antennas shall meet the minimum yard standards for all setbacks as set forth in the
applicable transect zone, see Section 1703-2 (Specific to Transect Zones). Further,
a wireless communication tower should be at least 110 percent of its height distant
from any existing residential structure in a T3 or T4 transect zone or residential nontransect zone.
4. Design
a. Tower Type. A tower shall be a monopole unless the tower is more than 200 feet
high.
b. Design Compatibility. Apart from the tower or monopole structure, the facility
appurtenances shall be aesthetically and architecturally compatible with the
architecture of the surrounding environment.
5. Screening Required. Screen fencing shall be provided for aesthetic and public safety
reasons and a fence at least six feet in height shall be erected completely around
any communication tower and any related support facilities. Barbed and razor wire
fencing is prohibited in all transect zones.
6. Landscaping
a. A 15 foot deep planted buffer yard is required along T3 and T4 transect zone
boundaries and residential non-transect zone boundaries. Buffer yards shall
include the following planting.
(1) A six foot high screening wall or fence;
(2) A six foot tall evergreen tree per 50 linear feet of buffer yard;
City of Cincinnati Form-Based Code

Final Draft 2/15/13

5-39

1703-5.110

Supplemental to Transect Zones

(3) Two 1.5 inch caliper trees per 50 linear feet of buffer yard; and
(4) A 2.5 inch caliper tree per 50 linear feet of buffer yard.
b. Buffer yard planting shall be located in a required buffer yard area.
7. Outdoor Storage. Outdoor storage of any supplies, vehicles or equipment related to
the use of the facility is prohibited in all transect zones.
8. Lighting. An antenna or a tower may not be illuminated and lighting fixtures or
signs may not be attached to the antenna or tower, except as required by law or to
protect the safety of the general public.
9. Obsolete Facility. The owner or operator shall agree to remove an obsolete facility
within 12 months of ceasing its active use for wireless communications.
10. Certification. The applicant shall provide written certification from a registered
engineer that the antenna and tower are to be constructed in compliance with all
applicable federal, state and local regulations pertaining to the construction.
11. Wireless Communication Network Plan Required. Any person licensed by
the Federal Communications Commission to provide wireless communication
services within the City of Cincinnati who has installed or intends to install a
wireless communication antenna within the City is required to file its wireless
communication network plan with the Director of Buildings and Inspections. A
provider shall file an amended plan with the Director any time there is a change in
company name, ownership, location of facilities or operations. The Director shall
send a copy of each amended plan to every person who has filed a plan and to every
community organization affected by the amendments to the plan.
12. Limitations on Authority to Deny. The Zoning Hearing Examiner may not deny
an application for a wireless communication antenna as a conditional use if the
denial would unreasonably discriminate among providers of functionally equivalent
services or prohibit or have the effect of prohibiting the provision of personal wireless
services. Further, the Zoning Hearing Examiner may not deny an application
for a wireless communication antenna as a conditional use on the basis of the
environmental effects of radio frequency emissions to the extent that such facilities
comply with the Federal Communication Commission's regulations concerning such
emissions.

1703-5.110

Accessory Uses
Placeholder

1703-5.120

Temporary Uses
Placeholder

5-40

Final Draft 2/15/13

City of Cincinnati Form-Based Code

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 FormBased 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.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

6-1

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

6-2

Final Draft 2/15/13

City of Cincinnati Form-Based Code

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.

e
Th

ore

t ic a l 5 mi nut e w

a lk
l
ic a

a lk

ile
R
s

us

iu

di

ad

Ra

Theo

ile

ret

te w

4
1/

m
1/4

inu

Network based
5 minute walk

Network based
5 minute walk

Figure 1: Standard Pedestrian Shed

The

oret ic

a l 10 minute w

Figure 2: Linear Pedestrian Shed

a lk

2
1/
m
ile
Ra
di
us

Network based
10 minute walk

Figure 3: Long Pedestrian Shed

City of Cincinnati Form-Based Code

Final Draft 2/15/13

6-3

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 sites 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 (T4N.MF, T4N.SF, T3N,
T3E) are encouraged to occur within the block or across alleys, but may occur across
a street.

6-4

Final Draft 2/15/13

City of Cincinnati Form-Based Code

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
Minimum

Maximum

Traditional Neighborhood
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

(T4N.MF)

25% min.

70% max.

25% min.

70% max.

T4 Neighborhood Small Footprint

(T4N.SF)

10% min.

30% max.

10% min.

30% max.

max.1

no min.

15% max.1

T5 Main Street

(T5MS)

no min.

15%

T5 Neighborhood Large Setback

(T5N.LS)

no min.

35% max.1,2

no min.

35% max.1,2

T5 Neighborhood Small Setback

(T5N.SS)

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

(T4N.MF)

25% min.

70% max.

25% min.

70% max.

T4 Neighborhood Small Footprint

(T4N.SF)

10% min.

30% max.

10% min.

30% max.

max.2

no min.

30% max.2

T5 Main Street

(T5MS)

no min.

30%

T5 Neighborhood Large Setback

(T5N.LS)

no min.

35% max.1,2

no min.

35% max.1,2

T5 Neighborhood Small Setback

(T5N.SS)

no min.

30% max.2

no min.

30% max.2

T6 Core

(T6C)

no min.

15% max.1

NA

NA

T3 Estate

(T3E)

NA

NA

NA

NA

T3 Neighborhood

(T3N)

NA

NA

NA

NA

T4 Neighborhood Medium Footprint

(T4N.MF)

no min.

20% max.

no min.

20% max.

T4 Neighborhood Small Footprint

(T4N.SF)

no min.

30% max.

no min.

50% max.

no min.

80%

max.3

no min.

80% max.

max.1,2

no min.

35% max.1,2

no min.

80% max.

NA

NA

Transit-Oriented Development

T5 Main Street

(T5MS)

T5 Neighborhood Large Setback

(T5N.LS)

no min.

35%

T5 Neighborhood Small Setback

(T5N.SS)

no min.

30% max.3

T6 Core

(T6C)

10% min.

15%

max.1

End Notes:
1 Allocation

of transect zone requires Director approval.

2 Allocation

of T5N and/or T5F requires an allocation of T5MS.

With Director approval, may be as high as 100%.

With Director approval, may be as low as 0% if the site is not along a major corridor.

With Director approval, may be up to 100% if the site is adjacent to the main street.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

6-5

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;
6-6

Final Draft 2/15/13

City of Cincinnati Form-Based Code

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:

City of Cincinnati Form-Based Code

Final Draft 2/15/13

6-7

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.
6-8

Final Draft 2/15/13

City of Cincinnati Form-Based Code

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.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

6-9

rts
Sports
plex Complex

1703-6.30

Sports
Complex

Specific to Creating a Walkable Neighborhood

Community
CommunityCommunity
GreenwayGreenway Greenway
Green
Park
Park
Park

Green

Green
Square

Square

Square
Plaza

Plaza

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

A linear open space

that may follow natural
corridors providing
unstructured and limited
amounts of structured
recreation.

An open space available for

unstructured and limited
amounts of structured
recreation.

An open space available

for civic purposes,
unstructured and limited
amounts of structured
recreation.

Multiple neighborhoods

Neighborhood

Neighborhood

Minimum

8 acres

1 acre

1/2 acre

Maximum

15 acres

5 acres

Frontage

Independent or Building

Building

Building

Disposition of Elements

Natural or Informal

Informal

Formal

Passive and Active

Recreation, Accessory
Structure, Drinking
Fountains, Community
Facility < 5,000 gsf, Paths
and Trails

Passive and Active

Passive and Active
(unstructured or
(unstructured or
structured) Recreation,
structured) Recreation,
Accessory Structure,
Accessory Structure,
Drinking Fountains,
Drinking Fountains,
Community Facility < 5,000 Community Facility < 5,000
gsf, Paths and Trails
gsf, Paths and Trails

Illustration

Description

Location and Size

Location
Service Area
Size

Character

Typical Facilities

Key

6-10

T#

Allowed

Final Draft 2/15/13

T#

By Director

T#

Not Allowed

City of Cincinnati Form-Based Code

Plaza
Pocket
Plaza

Poc
Pla

Specific to Creating a Walkable Neighborhood

unity
Greenway Greenway Greenway
Green
k

Green

Green
Square

Square

Square
Plaza

Plaza

1703-6.30

Pocket
Plaza
Plaza

Pocket
Plaza

Pocket
Pocket
ParkPocket Park Pocket
Playground
ParkPlayground Playground
CommunityComm
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

A formal open space

available for civic purposes
and commercial activities.
Plazas are typically
hardscaped.

A formal open space

available for civic purposes
and commercial activities.
Pocket Plazas are typically
hardscaped.

An open space available for

informal activities in close
proximity to neighborhood
residences.

Neighborhood

Neighborhood

Neighborhood

Minimum

1/2 acre

4,000 sf

4,000 sf

Maximum

2-1/2 acres

1/2 acre

1 acre

Frontage

Building

Building

Building

Disposition of Elements

Formal

Formal

Formal or Informal

Passive Recreation,
Accessory Structure,
Drinking Fountains, Paths
and Trails

Passive Recreation,
Accessory Structure,
Drinking Fountains, Paths
and Trails

Passive Recreation,
Accessory Structure,
Drinking Fountains, Paths
and Trails

Illustration

Description

Location and Size

Location
Service Area
Size

Character

Typical Facilities

Key

T#

Allowed

City of Cincinnati Form-Based Code

T#

By Director

Final Draft 2/15/13

T#

Not Allowed

6-11

1703-6.30

Plaza

Plaza

Pocket
Plaza

Specific to Creating a Walkable Neighborhood

Pocket
Plaza

Pocket Park Pocket Park Playground Playground Community Community

Garden
Garden

Table 1703-6.30.C: Civic and Open Space Type Standards (continued)

Transect Zone

T3 T4 T5 T6

Civic Space Type

T3 T4 T5 T6

Playground

Community Garden

An open space designed

and equipped for the
recreation of children.
A Playground should be
fenced and may include an
open shelter. Playgrounds
may be included within
other civic spaces.

An open space designed as

a grouping of garden plots
that are available to nearby
residents for small-scale
cultivation. Community
Gardens may be included
within other civic spaces.

Neighborhood

Neighborhood

Minimum

Maximum

Frontage

Independent or Building

Independent or Building

Disposition of Elements

Formal or Informal

Formal or Informal

Accessory Structure,
Drinking Fountains, Paths
and Trails

Accessory Structure,
Drinking Fountains, Paths
and Trails

Illustration

Description

Location and Size

Location
Service Area
Size

Character

Typical Facilities

Key

6-12

T#

Allowed

Final Draft 2/15/13

T#

By Director

T#

Not Allowed

City of Cincinnati Form-Based Code

Specific to Creating a Walkable Neighborhood

1703-6.30

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 17032 (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.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

6-13

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 17032.50 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 T4N.SF.
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, T5N.LS or T5N.SS 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, T5N.LS and T5N.SS.
a. Blocks within the T5N, T5N.SS 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.

6-14

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Specific to Creating a Walkable Neighborhood

1703-6.30

Diagram illustrates a
typical block within the
T3E or T3N Transect
Zone composed of
Detached House:
Medium building types
(DM).

T3E: Sample Building Type Mix

50 0 ' - 6

00'

300'

DM

'

DM

30 0

DM
DM
DM
DM

DM

DM

DM

T3N: Sample Building Type Mix

450'
DM DM DM DM DU
DU DM
280'

280'

DM DM DM DM DM
DM DM

DM DM DM DU
DU DM

DM DM DM MS
MS DM

T4N.MF and T4N.SF: Sample Building Type Mix

400'
MS

Alley

MS

SF

DM

DM DM

SF

MS

DM

DM
260'

DC DC DC
DC DC DC

260'

MS

400'

Alley

MS

MS

MS

MS

400'
MU

MU
260'

MU MU
Alley

MS

Far Left: Block with

six small-lot Detached
House: Compact building
types (DC), four Multiplex: Small buildings
(MS) and two Stacked
Flat Buildings (SF).
Left: Block with 5
Detached House: Medium
building types (DM) and
four Multi-plex: Small
buildings (MS).
Left: Block includes five
Main Street Mixed-Use
buildings (MU), seven
Rowhouse buildings
(RH), and two Multiplex: Small buildings
(MS).

T5N.SS: Sample Building Type Mix

MU

Far Left: Block with

nine Detached House:
Medium building types
(DM) and four Duplexes
(DU), one at each block
corner; no alley is
required for access.
Left: Block with eleven
Detached House: Medium
building types and two
Multi-plex: Small (MS)
building types placed at
two respective corners;
an alley is provided for
access.

MS

RH

City of Cincinnati Form-Based Code

Final Draft 2/15/13

6-15

1703-6.30

Specific to Creating a Walkable Neighborhood

This page intentionally left blank

6-16

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Specific to Thoroughfares

1703-7.30

Division 1453.70: Specific to Thoroughfares

Subsections:
1703-7.10 Purpose
1703-7.20 Applicability
1703-7.30
Thoroughfare Standards

1703-7.10 Purpose
A. This Division provides a catalog of pre-approved thoroughfare components and
assemblies that are appropriate to use within Walkable Urban transect zones. These
components can be combined to form thoroughfares that can be used in developments.
The standards in this Division are intended to help minimize the amount of back-andforth with the City Engineering Section, Public Works Division and Cincinnati Fire
Department representatives.

1703-7.20 Applicability
A. This Division describes the standards for development of thoroughfares in transect
zones. It supplements the Engineering Standards. Where these standards conflict with the
Engineering Standards, the standards of this Division shall prevail.
B. These thoroughfare standards are applicable for the transformation of existing
thoroughfares and the creation of new thoroughfares in any Walkable Urban areas
within the transect zones.
C. Additional thoroughfare assemblies can be integrated into this Division as they are
approved by the City.

1703-7.30

Thoroughfare Standards
The primary function of thoroughfares is to provide access to lots and open spaces. The
secondary function is to provide mobility. In accordance with the intent of this Chapter,
thoroughfares must be designed to support several modes of transportation: public
transportation, motor vehicles, non-motorized vehicles such as bicycles, and pedestrians.
All thoroughfares shall intersect with other thoroughfares, forming a complete network.
Where topographical conditions exist that restrict the ability to form thoroughfare networks,
a pedestrian connection shall be made. Right-of-way shall be dedicated that will allow the
continuation of thoroughfare networks to adjacent properties.

City of Cincinnati Form-Based Code

Final Draft

7-1

Specific to Thoroughfares

1703-7.30

All thoroughfares must be configured as thoroughfare assemblies, of the type generally illustrated in Table 7.
Thoroughfare assemblies must be designed as described in Subsections A through F, below.
A. Thoroughfare Assemblies
Thoroughfare assemblies shall consist of a transportation way and public frontage
assemblies, as generally illustrated in Table 1.
1. Thoroughfare assemblies must be configured by Transect District and thoroughfare
assembly type according to Table 2 and must be mapped on a thoroughfare network
plan. Table 7 includes pre-approved thoroughfare assemblies for use under this
Chapter.
2. Thoroughfare assemblies must include public frontages configured according to Table
4.
3. The transportation way may include vehicular lanes, parking lanes, medians, access
lanes, and transportation provisions such as bicyle and transit facilities.
4. Elements of the transportation way must be configured and sized according to Table
3.
5. Medians may include civic special districts and should be designed to generally meet
the level of public planting of adjacent public frontages.
6. Parking lanes must be 8 feet or less in width for parallel parking or 17 feet or less for
angled parking and reverse angle parking. Tick marks, where required, identifying
parking lanes must be within the parking lane width.
7. Existing thoroughfares may be painted temporarily to comply with new
configurations required by the thoroughfare network plan, including the addition of
any transportation provisions.
8. Alley easements include one bi-directional vehicular lane, within a total width no
more than 24 ft. The entire right-of-way should be paved. Alley assemblies do not
include transportation ways or public frontages. Alleys may be located in T5 and T4
transects.
9. Rear lane easements include one bi-directional vehicular lane, within a total width no
more than 24 ft. Only the vehicular lane and driveways should be paved. Rear lanes
do not include transportation ways or public frontages. Rear lanes may be located in
T4 and T3 transects.
B. Public Frontages
Public frontage assemblies consist of planters, walkways, curbs, verges, public planting
and public lighting, as generally illustrated in Table 4. Elements of the public frontage
assembly that pass from one transect district to another must be blended to the character
of the transect district of adjacent lots.
1. Public frontage assemblies shall be assigned to transects according to Table 4.
2. Public frontage assemblies shall be configured according to Table 4. Assemblies
including a walkway or planter shall specify a minimum width.
3. Public frontage assemblies shall assign a verge, providing allowable locations for
public infrastructure and public furniture outside of pedestrian and vehicular access
ways.

7-2

Final Draft

City of Cincinnati Form-Based Code

Specific to Thoroughfares

1703-7.30

4. Public frontage assemblies shall include public planting and public lighting,
configured according to Tables 8, 9, and 10. Spacing may be adjusted to accommodate
specific site conditions.
5. Public lighting must be located within the verge.
6. Public planting must be designed in accordance with Tables 8 and 9.
7. Public frontages in T4 and T5 within thoroughfare assemblies 44 feet wide and
commercial streets 60 feet wide or less may exclude public planting.
8. At retail frontages, the spacing of trees may be irregular to avoid visually obscuring
shopfronts.
9. At gallery frontages and arcade frontages, public planting is not required and public
lighting may be provided within the gallery or arcade.
C. Easement Standards
Utility easements must be located as generally illustrated in Table 5.
Wet utilities may only be located on private lots or civic spaces when topographical
conditions require placement in these locations.
Wet utility laterals shall be coordinated with the landscaping and street light placement.
For properties with existing overhead utilities
1. Dry utility services shall be placed underground from the pole to any new structure.
2. Where possible transformers and utility pedestals will be set behind the principal
building frontage.
3. The reservation of an easement for the future underground placement of these
utilities shall be required.
4. Utility poles must be relocated if they prohibit the construction of a unobstructed 5
pedestrian sidewalk.
5. Additional building setbacks within the private frontage for the overhead utilities
may be required.
6. For properties without rear alleys.
7. All dry utilities shall be placed underground.
8. Dry utilities shall be placed under the sidewalk, or within the public frontage and
adjacent to the property line where no sidewalk is required.
9. Where possible transformers and utility pedestals will be set behind the principal
building frontage.
For properties with rear alleys or lanes.
10. Dry utilities will be located within the transportation way.
11. Transformers and utility pedestals shall be located on private property within utility
easements.
12. Transformers and utility pedestals shall not be located at terminated vistas.

City of Cincinnati Form-Based Code

Final Draft

7-3

Specific to Thoroughfares

1703-7.30

Alley and rear lane easement configurations are specified in Table 7. Pre-approved alley and rear lane
assemblies are included in Table 7.
Pedestrian access easements in the form of pedestrian trails, paths, and passages must be
configured as follows:
13. A minimum 5 foot walkway must be provided.
14. Public planting and public lighting must be configured according to public frontage
standards in Table 4.
15. Pre-approved pedestrian access easements are included in Table 7.
D. Landscape Standards
All planting in the public frontage and civic spaces must consist of species specified in Table
8.
Trees in public frontages must be a minimum height of ten (10) feet and two (2) inches in
caliper when planted.
Five (5) foot high trees with one (1) inch caliper shall be permitted if a two-year warranty is
provided.
Community gardens and multipurpose fields will be excluded from the total area when
calculating required trees.
Parking lots shall be landscaped as follows:
1. One tree shall be planted for every 10 spaces.
2. Paving should consist of pervious materials where subsurface conditions will support
infiltration.
3. Where possible the parking surfaces will drain into landscape areas that have been
design to accept and detain water.
4. Parking lots consisting of less than 25 spaces are exempt from landscaping
requirements.
E. Bicycles
Thoroughfares in the Form Based Code have design and operating speeds of less than 35 mph
and are designed to accommodate bicycles in the travel lanes. Bicycle lanes are not included
in the thoroughfare assemblies, but shared lane markings (sharrows) permitted when needed.
Though not shown in the thoroughfare tables, uphill bike lanes may be provided to allow a
"climbing lane" for cyclists if needed. Downhill bike lanes should be avoided; shared lane
markings should be used on downhill sections. The Cincinnati Bicycle Master Plan includes
a number of bicycle facilities types including paths, bike lanes, and shared lane markings.
Where the Bicycle Master Plan conflicts with the Thoroughfare Standards in Compact Urban
areas, the Thoroughfare Standards have priority.

7-4

Final Draft

City of Cincinnati Form-Based Code

Specific to Thoroughfares

1703-7.30

Table 1. THOROUGHFARES AND FRONTAGES

A. TYPICAL SECTION IN T3

Building

Public Transportation Way

frontage
(Table 7)
(Table 4)

Private
frontage

Private lot (Chapter 6)

Public
frontage
(Table 4)

Building

Private
frontage

Thoroughfare Assembly (Table 7)

Private lot (Chapter 6)

B. TYPICAL SECTION IN T5 WITH GALLERY FRONTAGE ENCROACHMENTS

Public Transportation Way Public

frontage
frontage
(Table 7)
(Table 4)
(Table
4)

Building
Private
frontage
Private lot (Chapter 6)

Building
Private
frontage

Thoroughfare Assembly (Table 7)

Private lot (Chapter 6)

C. TYPICAL PUBLIC FRONTAGES (FROM TABLE 4)

Frontage
Frontage
Type D
Type A

Frontage
Type F

Public Frontage
a. Walkway

Transportation
Way

Public
Frontage

Public
Frontage

Transportation
Way

Transportation
Way

Public
Frontage

b. Planter
c. Verge
Transportation Way

b+c

b+c

d. Parking Lane
e. Vehicular Lane
note: these drawings
are illustrative

City of Cincinnati Form-Based Code

Final Draft

7-5

Specific to Thoroughfares

1703-7.30

Table 2. THOROUGHFARE ASSEMBLY TYPES

THOROUGHFARE TYPE

HIGHWAY (HW)

PARKWAY (PW)

ROAD (RD)

STREET (ST)

DRIVE (DR)

AVENUE (AV)

COMMERCIAL STREET
(CS)

7-6

T1 T2 T3 T4 T5 T6

DESCRIPTION

OFFICIAL THROUGH
STREET CLASS - COMPACT
URBAN

A long-distance, high-speed, freemovement thoroughfare traversing

open countryside. A highway
should be relatively free of intersections, driveways, and adjacent
buildings.

Class 2 Principal Arterial

A highway designed in conjunction with naturalistic landscaping,

including a variable-width median.
A parkway should include a wide
right-of-way landscaped on both
sides of vehicular lanes.

Class 2 Principal Arterial

A local, slow-movement thoroughfare suitable for low density

environments. Roads tend to be
rural in character without curbs
or striping.

Class 5 Local

A local, slow-movement thoroughfare suitable for general

urban areas. Streets are urban in
character, and flexible in the types
of public frontages they support.

Class 4 or 4a Collector, or Class

5 Local

A thoroughfare along the boundary between an urbanized and a

natural condition, usually along a
waterfront, a park, or a promontory.
One side of a drive has the urban
character of a street or boulevard,
while the other has the qualities of
a road or parkway.

Class 4 or 4a Collector, or Class

5 Local

A limited distance, free-movement

thoroughfare connecting civic
locations within an urbanized area.
Unlike a boulevard, its length is
finite and its axis is terminated. An
avenue may be conceived as an
elongated square.

Class 3 Minor Arterial, Class 4 or

4a Collector

A local, slow-movement thoroughfare suitable for high-intensity

urban areas. Commercial streets
are urban in character, supporting
parallel or angled parking on both
sides and narrow lanes appropriate for a commercial environment.

Class 3 Minor Arterial, Class 4 or

4a Collector

Final Draft

City of Cincinnati Form-Based Code

Specific to Thoroughfares

1703-7.30

THOROUGHFARE ASSEMBLY TYPES CONTINUED

THOROUGHFARE TYPE

T1 T2 T3 T4 T5 T6

BOULEVARD (BV)

REAR LANE

ALLEY

COMPACT URBAN FUNCTIONAL CLASSIFICATION

A long-distance, free-movement
thoroughfare traversing an urbanized area. A boulevard often
includes a wide median and a
wide public frontage and therefor
a wide right-of-way. Access lanes
are often provided to separate
public frontages from the higher
speed lanes.

Class 3 Minor Arterial

A vehicular access way located to

the rear of a lot providing access to
parking and outbuildings as well as
easements for utilities. Rear lanes
are paved as lightly as possible to
driveway standards or with gravel.

Class 6 Alley

A narrow service access to the

rear of more urban buildings providing service and parking areas
and utility easements. Alleys, as
they are used by trucks and must
accommodate dumpsters, should
be paved from building face to
building face, with drainage by
inverted crown at the center.

Class 6 Alley

DESCRIPTION

City of Cincinnati Form-Based Code

Final Draft

7-7

Specific to Thoroughfares

1703-7.30

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
PUBLIC FRONTAGE MOVEMENT
(SEE TABLE 4)
TYPE
A, B, C
Yield

TARGET SPEED (MPH) TRAVEL LANE WIDTH

20 or less
8 ft.

A, B, C, D

Slow

20 25

9 ft.

A, B, C, D, E, F

Free

25 30

10 ft.

A, B, C, D, E, F

Speed

30 35

11 12 ft.

A
PA R K I N G
WIDTH

Rural

above 35

12 ft.

Yield

PARKING LANE WIDTH

TARGET SPEED (MPH) PARALLEL
ANGLED
20 or less
6 ft
NA

C, D

Slow

20 25

D, E, F

Free

20 30

C, D, E, F

Speed, Rural

25 35

T1 T2 T3 T4 T5 T6

LANE

PUBLIC FRONTAGE

CURB RADIUS

7 ft.
17 ft.

8 ft.

PUBLIC FRONTAGE
A, B, C
Yield

CURB RADIUS (NO BULBTARGET SPEED (MPH) OUT) *

20 or less
5 10 ft.

A, B, C, D

Slow

20 25

10 15 ft.

A, B, C, D, E, F

Free

25 30

15 20 ft.

A, B, C, D, E, F

Speed

30 35

20 30 ft.

* 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.

7-8

Final Draft

City of Cincinnati Form-Based Code

Specific to Thoroughfares

1703-7.30

Table 4. PUBLIC FRONTAGE TYPES

Public Frontage Type

Transect

1,2

1,2,3

3,4

3,4,5

4,5

4,5,6

14-24 feet

12-24 feet

12-18 feet

12-18 feet

14-24 feet

14-24 feet

i. Assembly: The principal variables are the type

and dimension of curbs, walkways, planters and
landscape.

Total Width

ii. Curbing: The detailing of the edge of the

vehicular way, incorporating drainage.

Open Swale
Raised Curb
Raised Curb
Raised Curb
Raised Curb
Type Open Swale
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

Width n/a

Path
4 - 6 feet

Sidewalk
4 - 6 feet

Sidewalk
4 - 8 feet

Sidewalk
8 - 18 feet

Sidewalk
10 - 20 feet

iv. Planter: The portion of the thoroughfare

accommodating street trees and other landscape.

Clustered
Arrangement
Dissimilar
Type
Alternating
Species
n/a
Spacing
Planter Type Continuous Swale
Planter Width 14 - 24 feet
Public Planting Type Columnar, Oval,
Rounded, Conical, Spreading,
Vase, Pole

Clustered
Regular
Regular
Regular
Opportunistic
Dissimilar
Dissimilar
Similar
Similar
Similar
Alternating
Alternating
Alternating
Alternating
Single
n/a
n/a
Regular
Regular
Regular / Irregular
Continuous Swale Continuous Planter Continuous Planter Continuous Planter
Tree Well
8 - 20 feet
8 -12 feet
8 - 14 feet
6 - 16 feet
4 - 6 feet
Columnar, Oval, Rounded, ConiColumnar,
Columnar,
Columnar,
Rounded, Coni- cal, Spreading,
Rounded,
Rounded, Pole Rounded, Pole
cal, Spreading,
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*

Verge Material match planter

3 feet*
match planter

4 feet*
4 feet*
5 feet*
5 feet*
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.

City of Cincinnati Form-Based Code

Final Draft

7-9

Specific to Thoroughfares

1703-7.30

Table 5. UTILITY EASEMENTS

A. TYPICAL SECTION WITH ALLEY

Wet Utilities

None
Public
frontage
Private lot
B. TYPICAL SECTION WITHOUT ALLEY

Transportation Way

None
Public
frontage
Private lot

Thoroughfare Assembly

Dry Utilities (alt.)

Dry Utilities

Wet Utilities
Public
frontage

Private lot
B. TYPICAL ALLEY SECTION

Transportation Way

Thoroughfare Assembly

Public
frontage
Private lot

Dry Utilities
Transportation
Way
Private lot

7-10

Thoroughfare
Assembly

Final Draft

Private lot

City of Cincinnati Form-Based Code

Specific to Thoroughfares

1703-7.30

Table 6. EFFECTIVE TURN RADIUS

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

City of Cincinnati Form-Based Code

Final Draft

7-11

Specific to Thoroughfares

1703-7.30

Table 7. PRE-APPROVED ASSEMBLIES

16

10

11

8 10 10

Public
Frontage

Public
Frontage

Travel Lane

Yield Lane

10

Travel Lane

Parking Lane

Transportation

Public
Frontage

Right of Way Width

Parking Lane

Thoroughfare Type

Pavement Width
(face of curb to face of curb)

50
28

44
24

ST-57-20-SH

Public
Frontage

KEY

11

THOROUGHFARE TYPES
Avenue:
Boulevard:
Parkway:
Commercial Street:
Drive:
Street:
Rear Alley:
Rear Lane:

AV
BV
PW
CS
DR
ST
RA
RL

Assembly Designation
Thoroughfare Type
Transect
Right-of-Way Width
Pavement Width
Transportation Way
Vehicular Lane(s)
Parking Lanes
Movement Type
Median Width
Median Planting
Median Surface
Target Speed
Bicycle Provision
Transit Provision
Public Frontage
Assembly Width
Public Frontage Type
Transect

ST-44-24
Street
T3, T4*
44 ft.
24 ft.

Yield Lane: Two way @ 16 ft.

One lane parallel @ 8 ft.
Yield
n/a
n/a
n/a
15 mph
Shared lane
n/a
D
11 ft.
11 ft.
D
D
T3
T4

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

ST-44 -24 Note:

7-12

ST-50-28
Street
T4, T5
50 ft.
28 ft.

Two @ 20 ft.
One lane parallel @ 8 ft.
Slow
n/a
n/a
n/a
20 mph
Shared lane
n/a
D
12ft.
F
T4, T5

Vertical Curb
Radius
10 ft.
5 ft.
Concrete
Treewells | 5 ft.
Regular
Alternating
30 ft. o.c.
Grate
Medium Shade
5 ft.
Post
At intersections

Structures on this thoroughfare must be within 150' of a 20' clear fire access road

Final Draft

City of Cincinnati Form-Based Code

Specific to Thoroughfares

1703-7.30

PRE-APPROVED ASSEMBLIES CONT.

Parking Lane
Public Frontage

Travel Lane

Travel Lane

12

Public
Frontage
Parking Lane

Transportation

Parking Lane
Public
Frontage

Pavement Width
(face of curb to face of curb)

Travel Lane

Public
Frontage
Parking Lane

Thoroughfare Type
Right of Way Width

54
36

60
36

ST-57-20-SH

Travel Lane

KEY

1
12 8 10 10 8 6

8 10 10 8 12

THOROUGHFARE TYPES
Avenue:
Boulevard:
Parkway:
Commercial Street:
Drive:
Street:
Rear Alley:
Rear Lane:

AV
BV
PW
CS
DR
ST
RA
RL

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

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

City of Cincinnati Form-Based Code

Vertical
Radius
5 ft.
6 ft.
Concrete
Tree well | 6 ft.
Regular
Alternating
30 ft. o.c. avg.
Pervious paving
Large Shade
6 ft.
Column
60 ft. o.c.

CS-55-36

Commercial Street
T4, T5
55 ft.
36 ft.
Two Lanes: Two way, one lane each way @ 10 ft.
Two lane parallel @ 8 ft.
Free
n/a
n/a
n/a
25 mph
Sharrow
Bus route
F
12 ft.
F
T4, T5

Vertical Curb
Radius
5 ft.
9.5 ft.
Concrete
Tree well | 4 ft.
Regular
Alternating
30 ft. o.c. avg.
Pervious paving
Large Shade
6 ft.
Column
60 ft. o.c.

Final Draft

7-13

Specific to Thoroughfares

1703-7.30

TABLE 7. PRE-APPROVED ASSEMBLIES

100

20

18 18 12

12 18 18

Parking Lane
Public
Frontage

Travel Lane

Travel Lane

Public
Frontage

Transportation

Parking Lane

Public
Frontage

Pavement Width
(face of curb to face of curb)

Parking Lane

Right of Way Width

55

30
Travel Lane

30

Public
Frontage
Parking Lane

ST-57-20-SH

Thoroughfare Type

Travel Lane

KEY

9.5 8 10 10 8 9.5

20

THOROUGHFARE TYPES
Avenue:
Boulevard:
Parkway:
Commercial Street:
Drive:
Street:
Rear Alley:
Rear Lane:

AV
BV
PW
CS
DR
ST
RA
RL

Assembly Designation
CAV-100-58
Thoroughfare Type
Commercial Avenue
Transect
T4, T5
Right-of-Way Width
100 ft.
58 ft.
Pavement Width
Transportation Way
Vehicular Lane(s) Two Lanes: Two way, one lane each way @ 12 ft.
Parking Lanes
Two reverse angle @ 17 ft.
Movement Type
Slow
Median Width
12 ft nominal but vary to fit ROW
Median Planting
20 ft. o.c. avg.
Median Surface
Grass, ground cover, or rough cobble
25 mph
Target Speed
Bicycle Provision
Sharrow
Transit Provision
Bus route
Public Frontage
F
Assembly Width
13 ft.
Public Frontage Type
F
Transect
T4, T5

Curbing

Type

Curb Cut
Radius
Width
Walkway
Surface
Type | Size
Arrangement
Species
Planter
Spacing
Surface
Street Tree Size
Width
Verge Lighting Type
Lighting Spacing

7-14

Vertical Curb; roll curb

on median
Radius
10 ft.
14 ft.
Concrete
Tree well | 4 ft. x 6 ft.
Regular
Alternating
30 ft. o.c.
Pervious paving
Large shade
4 ft.
Column
50 ft. o.c.

Final Draft

ST-55-36
Street
T3, T4
55 ft.
36 ft.

Two Lanes: Two way, one lane each way @ 10 ft.

Two lanes parallel @ 8 ft.
Optional
n/a
n/a
n/a
25 mph
Sharrow
n/a
C, D
9.5 ft. | 9.5 ft.
D
T3, T4

Raised Curb
Radius
10 ft.
5 ft.
Concrete
Continuous | 4.5 ft.
Regular
Alternating
30 ft. o.c.
Ground cover or grass
Large Shade
4 ft.
Column
50 ft. o.c.

City of Cincinnati Form-Based Code

Specific to Thoroughfares

1703-7.30

PRE-APPROVED ASSEMBLIES

12 8

Public
Frontage

25

Parking Lane

8 12

Travel Lane

17.5

11

Median

8 10 10

20

Travel Lane

11

Parking Lane

Transportation

Public
Frontage

Pavement Width
(face of curb to face of curb)

100
20

Public
Frontage

Public
Frontage

Right of Way Width

Parking Lane

Thoroughfare Type

Travel Lane

50
28

ST-57-20-SH

Travel Lane

KEY

17.5

THOROUGHFARE TYPES
Avenue:
Boulevard:
Parkway:
Commercial Street:
Drive:
Street:
Rear Alley:
Rear Lane:

AV
BV
PW
CS
DR
ST
RA
RL

Assembly Designation
DR-50-28
Thoroughfare Type
Drive
Transect
T4, T5
Right-of-Way Width
50 ft.
28 ft.
Pavement Width
Transportation Way
Vehicular Lane(s) Two Lanes: Two way, one lane each way @ 10 ft.
Parking Lanes
One lane parallel @ 8 ft.
Movement Type
Free
Median Width
n/a
Median Planting
n/a
Median Surface
n/a
25 mph
Target Speed
Bicycle Provision
Sharrow
Transit Provision
n/a
Public Frontage
D, F
Assembly Width
11 ft.
11 ft
Public Frontage Type
D
F
Transect
T4
T5

Curbing

Type

Vertical Curb

AV-100-40
Avenue
T3, T4
100 ft.
40 ft.
Two Lanes: Two way, one lane each way @ 12 ft.
Two lanes parallel @ 8 ft.
Free
25 ft, incl. 3' apron for fire access
40 ft. o.c. avg.
Grass, ground cover and mulch
25 mph
Sharrow
Bus route
D
17.5 ft.
D
T3, T4

Vertical Curb

Curb Cut
Radius
Radius
Radius
7 ft.
7 ft
Width
5 ft.
11 ft
Walkway
Surface
Concrete
Concrete
Type | Size
Continuous | 10 ft.
Treewells
Arrangement
Regular |
Regular
Species
Alternating
Planter
Spacing
30 ft. o.c.
30 ft o.c.
Surface Ground cover or grass ground cover or grass
Street Tree Size
Large Shade
Large Shade
Width
4 ft.
Verge Lighting Type
Post
Lighting Spacing
At intersections

City of Cincinnati Form-Based Code

Final Draft

Vertical; rolled curb on

median
Radius
20 ft.
5 ft.
Concrete
Continuous | width varies
Regular
Alternating
30 ft. o.c.
Ground cover or grass
Large Shade
4 ft.
Post
At intersections

7-15

Specific to Thoroughfares

1703-7.30

PRE-APPROVED ASSEMBLIES CONT.

8 10 4 10 8 10

10

10 12

18

Public
Frontage

10

Parking Lane

Transportation

Travel Lane

Pavement Width
(face of curb to face of curb)

Travel Lane

Right of Way Width

Public
Frontage

Public
Frontage
Parking Lane

Thoroughfare Type

60
40
Parking Lane
Public
Frontage

60
40

ST-57-20-SH

Travel Lane
Safety Strip
Travel Lane

KEY

10

THOROUGHFARE TYPES
Avenue:
Boulevard:
Parkway:
Commercial Street:
Drive:
Street:
Rear Alley:
Rear Lane:

AV
BV
PW
CS
DR
ST
RA
RL

Assembly Designation
Thoroughfare Type
Transect
Right-of-Way Width
Pavement Width
Transportation Way

ST-60-40
Street
T4, T5
60 ft.
40 ft.

Vehicular Lane(s) Two Lanes: Two way, one lane each way @ 10 ft.
Parking Lanes
Movement Type
Median Width
Median Planting
Median Surface
Target Speed
Bicycle Provision
Transit Provision
Public Frontage
Assembly Width
Public Frontage Type
Transect

Two lanes parallel @ 8 ft.

Free
4 ft safety strip
n/a
rough cobble
25 mph
Sharrow
Bus route
D, F
12 ft.
12 ft.
D
F
T4
T4, T5

Type
Vertical
Curb Cut
Radius
Radius
5 ft.
Width
5 ft.
Walkway
Surface
Concrete
Type | Size
Continuous | 5 ft.
Arrangement
Regular
Species
Alternating
Planter
Spacing
40 ft. o.c. avg.
Surface Ground cover or grass
Street Tree Size
Large Shade
Curbing

7-16

Final Draft

Vertical
Radius
5 ft.
10 ft.
Concrete
Tree well | 5 ft.
Regular
Alternating
30 ft. o.c. avg.
Pervious paving
Large Shade

MS 60-40

Main Street
T4, T5
60 ft.
40 ft.
Two Lanes: Two way, one lane each way @ 10 ft
and 12 ft.
One Lane Reverse Angle @ 18 ft.
Free
n/a
n/a
n/a
25 mph
Sharrow
Bus route
F
12 ft.
F
T4, T5

Vertical Curb
Radius
5 ft.
10 ft.
Concrete
Tree well | 5 ft.
Regular
Alternating
30 ft. o.c. avg.
Pervious paving
Large Shade

City of Cincinnati Form-Based Code

Specific to Thoroughfares

1703-7.30

TABLE 7. PRE-APPROVED ASSEMBLIES

100
70

8 101810 4 10 10

18

Parking Lane
Public
Frontage

Travel Lane

Travel Lane

Public
Frontage
Parking Lane

Public
Frontage

15

Parking Lane

Transportation

Travel Lane

Pavement Width
(face of curb to face of curb)

Parking Lane

Public
Frontage

Right of Way Width

55

Travel Lane

ST-57-20-SH

Thoroughfare Type

Travel Lane
Safety Strip
Travel Lane

KEY

9.5 8 10 10 8 9.5

15

THOROUGHFARE TYPES
Avenue:
Boulevard:
Parkway:
Commercial Street:
Drive:
Street:
Rear Alley:
Rear Lane:

AV
BV
PW
CS
DR
ST
RA
RL

Assembly Designation
AV-100-70
Thoroughfare Type
Avenue
Transect
T5, T6
Right-of-Way Width
100 ft.
70 ft.
Pavement Width
Transportation Way
Vehicular Lane(s) Four Lanes: Two way, two lane each way @ 10 ft.
Parking Lanes One reverse angle @ 18 ft., 1 parallel @ 8 ft.
Movement Type
Speed
Median Width
4' safety strip (varies to fit width)
Median Planting
n/a.
Median Surface
Rough cobble
30 mph
Target Speed
Bicycle Provision
Sharrow
Transit Provision
Bus route
Public Frontage
F
Assembly Width
13 ft.
Public Frontage Type
F
Transect
T4, T5

Type
Curb Cut
Radius
Width
Walkway
Surface
Type | Size
Arrangement
Species
Planter
Spacing
Surface
Street Tree Size
Width
Verge Lighting Type
Lighting Spacing
Curbing

ST-55-36
Street
T3, T4
55 ft.
36 ft.

Two Lanes: Two way, one lane each way @ 10 ft.

Two lanes parallel @ 8 ft.
Optional
n/a
n/a
n/a
25 mph
Sharrow
n/a
C, D
9.5 ft. | 9.5 ft.
D
T3, T4

Vertical Curb;
Radius
5 ft.
15 ft.
Concrete
Tree well | 4 ft. x 6 ft.
Regular
Alternating
30 ft. o.c.
Pervious paving
Large shade
4 ft.
Column
50 ft. o.c.

City of Cincinnati Form-Based Code

Raised Curb
Radius
10 ft.
5 ft.
Concrete
Continuous | 4.5 ft.
Regular
Alternating
30 ft. o.c.
Ground cover or grass
Large Shade
4 ft.
Column
50 ft. o.c.

Final Draft

7-17

Specific to Thoroughfares

1703-7.30

TABLE 7. PRE-APPROVED ASSEMBLIES - OPEN SECTIONS

Pavement Width
(face of curb to face of curb)

18

2 10 10 2 18

Transportation

Travel Lane
Shoulder
Public
Frontage

Right of Way Width

56
Public
Frontage
Shoulder
Travel Lane

Public
Frontage

Thoroughfare Type

Travel Lane
Shoulder
Public
Frontage

60

ST-57-20-SH

Shoulder
Travel Lane

KEY

17 2 9 9 2 17

THOROUGHFARE TYPES
Avenue:
Boulevard:
Parkway:
Commercial Street:
Drive:
Street:
Rear Alley:
Rear Lane:

AV
BV
PW
CS
DR
ST
RA
RL

Assembly Designation
RD-60-20
Thoroughfare Type
Road
Transect
T2
Right-of-Way Width
60 ft.
20 ft.
Pavement Width
Transportation Way
Vehicular Lane(s) Two Lanes: Two way, one lane each way @ 10 ft.
Parking Lanes
n/a
Movement Type
Optional
Median Width
n/a
Median Planting
n/a
Median Surface
n/a
30 mph
Target Speed
Bicycle Provision
none
Transit Provision
none
Public Frontage
A
Assembly Width
18 ft.
Public Frontage Type
A
Transect
T1, T2

Type
Curb Cut
Radius
Width
Walkway
Surface
Type | Size
Arrangement
Species
Planter
Spacing
Surface
Street Tree Size
Width
Verge Lighting Type
Lighting Spacing
Curbing

7-18

Open Swale
Radius
25 ft.
Path optional
n/a
Continuous | 16 ft.
Clustered
Varied
Irregular
n/a
n/a
3 ft.
Cobra Head, Post
At intersections

Final Draft

ST-56-18
Street
T2, T3
56 ft.
18 ft.

Two Lanes: Two way, one lane each way @ 9 ft.

n/a
Optional
n/a
n/a
n/a
25 mph
none
none
A, B
17 ft.
17 ft.
A
B
T2
T2, T3

Open Swale
Radius
25 ft.
n/a
n/a
Continuous | 17 ft.
Clustered
Varied
Irregular
n/a
n/a
3 ft.
None
n/a

Open Swale
Radius
25 ft.
Path optional
crushed stone
Continuous | 16 ft.
Clustered
Varied
50 ft. o.c.
Grass
Large shade
3 ft.
Post
At intersections

City of Cincinnati Form-Based Code

Specific to Thoroughfares

1703-7.30

20

24
Vehicular
Access

KEY

Swale
Vehicular
Access
Swale

TABLE 7. PRE-APPROVED ASSEMBLIES - VEHICULAR ACCESS

5 10 5

24

ST-57-20-SH

Thoroughfare Type
Right of Way Width
Pavement Width
Transportation

THOROUGHFARE TYPES
AV
CS
DR
ST
RA
RL

30.0

Avenue:
Commercial Street:
Drive:
Street:
Rear Alley:
Rear Lane:

20.0
28.0

24.0

Assembly Designation
RL-20-10
Transect District
T3, T4
Thoroughfare Type
Rear Lane
Right-of-Way Width
20 feet
10 feet
Pavement Width
Transportation Way
Vehicular Lane(s)
Access way @ 10 feet
Parking Lanes
n/a
Striping
n/a
Median Width
n/a
Median Planting
n/a
Median Surface
n/a
n/a
Target Speed
Bicycle Provision
n/a
Transit Provision
n/a
Public Frontage
n/a
Assembly Width
20 ft.
Transect District
n/a
Type
Open Swale
Curbing
Curb Cut
Taper
Radius
n/a
Width
n/a
Walkway
Surface
n/a
Type | Size
n/a
Arrangement
n/a
Mix
n/a
Planter
Spacing
n/a
Surface Can be reinforced to serve as fire access lane
Planting
n/a
Width
n/a
Verge Lighting Type
n/a
Lighting Spacing
n/a

City of Cincinnati Form-Based Code

RA-24-24

T4, T5
Rear Alley
24 feet
24 feet
n/a
Access way @ 24 feet
n/a
n/a
n/a
n/a
n/a
n/a
n/a
n/a
n/a
20 ft.
n/a
Raised Curb
Taper
n/a
n/a
n/a
n/a
n/a
n/a
n/a
Can serve as fire access lane
n/a
n/a
n/a
n/a

Final Draft

7-19

Specific to Thoroughfares

1703-7.30

Table 8. PUBLIC PLANTING - FOR REFERENCE ONLY. CONFIRM WITH MASTER TREE
LIST.

Tree Canopy Characteristics

Specific Name
Type
(Botanical Name)

Size (height
x spread)

LARGE Hackberry
SHADE
50 x 50
TREES (Celtis occiden( > 50 ft talis)
Rounded
at maturity) White Ash
50 x 80
(Fraxinus americana)
Oval
Marshall's seedless green ash
60 x 50
(Fraxinus pennsylvanica lanceolata 'marshall's') Rounded
Honeylocust
(Gleditsia triacanthos)
Tulip Poplar
(Liriodendron
tulipifera)

Transect

Native

Planting
Pattern

Produce /
Special
Color in Bloom Instructions

T1, T2,
Yes
T3, T4

Regular, Drupe /
Clustered N/A

T1, T2

Yes

Regular Samara /
Clustered N/A

T1, T2,
Yes
T3, T4

Allee
Samara /
Regular
N/A
Clustered

60' x 60'

T1, T2,
Yes
T3, T4

Regular Pod /
Clustered N/A

60' x 40'

T1, T2

Regular Samara /
Clustered N/A

60 x 40

T1, T2,
Yes
T3

Regular, Drupe /
Clustered N/A

60 x 60

T1, T2

Regular Multiple fruit /

Clustered N/A

Rounded
Yes

Oval

Black Gum
(Nyssa sylvatica)
Oval
Sycamore
(Platanus occidentalis)

7-20

Yes

Higher maintenance.

Rounded

Final Draft

City of Cincinnati Form-Based Code

Specific to Thoroughfares

1703-7.30

PUBLIC PLANTING (cont.)

Tree Canopy Characteristics

Specific Name
Type
(Botanical Name)

Size (height
x spread)

LARGE
SHADE White Oak
60' x 40'
TREES (Quercus alba)
( > 50 ft
Rounded
at maturity) Pin Oak
60 x 40
(Quercus palustris)
Rounded
Northern Red Oak
(Quercus rubra)

60 x 60

Rounded
Goldspire sugar
maple
70 x 40
(Acer saccharum
'Goldspire')
Rounded
American Linden
(Tilia americana)

Transect

Native

Planting
Pattern

Produce /
Special
Color in Bloom Instructions

T1

Yes

Regular Nut /
Clustered N/A

All

Yes

Allee
Nut /
Regular
N/A
Clustered

All

Yes

Allee
Nut /
Regular
N/A
Clustered

Fast growing.

T1, T2,
Yes
T3

Allee
Samara /
Regular
N/A
Clustered

60 x 40

T1, T2

Yes

Regular Nutlike /
Clustered Cream

70 x 50

T1, T2

Yes

Regular Samara /
Clustered N/A

60 x 60

T2, T3,
No
T4

Allee
Drupe /
Regular
N/A
Clustered

60' x 30'

T3, T4,

No

Allee
Nutlet /
Regular
Cream
Clustered

50' x 25'

T3, T4

No

Allee
Nutlet /
Regular
Cream
Clustered

Basal suckers.

50' x 25'

T3, T4,
No
T5

Allee
Nutlet /
Regular
Cream
Clustered

Basal suckers.

60 x 40

T2, T3

Regular Pod /
Clustered NA

Male only.

Requires wide
lawn area.

Oval
American Elm
(Ulmus americana)
Japanese Zelkova
(Zelkova serrata)

Rounded

Rounded

Littleleaf Linden
(Tilia cordata)
Pyramidal
Crimean Lindenr
(Tilia euchlora)
Oval
Silver Linden
(Tilia tomentosa)
Oval
Kentucky Coffeetree
(Gymnocladus
dioicus)

No

Dutch elm
resistant species only.

Oval

City of Cincinnati Form-Based Code

Final Draft

7-21

Specific to Thoroughfares

1703-7.30

PUBLIC PLANTING (cont.)

Tree Canopy Characteristics (cont.)

Specific Name
Type
(Botanical Name)
MEDIUM
SHADE
TREES
(45 ft 30 ft at
maturity)

Pyramidal European Hornbeam

(Carpinus betulus
fastigiata)

Size (height
x spread)

Planting
Pattern

Produce /
Special
Color in Bloom Instructions

PK, GR,
T2, T3,
SQ, PG, No
T4, T5
PZ

Allee
Nut /
Regular
N/A
Clustered

30 x 30

PK, GR,
T2, T3,
SQ, PG, No
T4, T5
PZ

Allee
Drupe /
Regular
Pink
Clustered

Vase

7-22

Native

30 x 20
Vase

Sargent Cherry
(Prunus sargentii)

Transect
CS
District

Final Draft

City of Cincinnati Form-Based Code

Specific to Thoroughfares

1703-7.30

PUBLIC PLANTING (cont.)

Tree Canopy Characteristics

Specific Name
Type
(Botanical Name)
ORN- Eastern Redbud
MENTAL (Cercis canadenTREES sis)
Witchhazel
(Hamamelis virginiana)

Size (height
x spread)

Transect

Native

Planting
Pattern

Produce /
Special
Color in Bloom Instructions

20' x 25'

All

Yes

Allee
Pod /
Regular
Pink
Clustered

Good for naturalized areas.

15 x 15

All

Yes

Regular Capsule /
Clustered Yellow

Good for naturalized areas.

10 x 10

All

Yes

Regular Capsule /
Clustered White-Pink

Good for naturalized areas.

20 x 15

T2, T3,
No
T4,

Regular Drupe /
Clustered Yellow

25' x 25'

T3, T4,
No
T5

Allee
Drupe /
Regular
Pink
Clustered

T2, T3,
No
T4, T5

Allee
Drupe /
Regular
Cream
Clustered

25' x 25'

T3, T4,
No
T5

Allee
Drupe /
Regular
Red-Pink
Clustered

20 x 20

T2, T3,
No
T4, T5

Allee
Drupe /
Regular
White
Clustered

Rounded

Rounded

Mountain Laurel
(Kalmia latifolia)
Rounded
Cornelian Cherry
(Cornus mas)
Rounded
Siberian Crabapplen
(Malus baccata)

Spreading
Upright Siberian
Crabappler
30' x 10'
(Malus baccata
columnaris)
Columnar
Radiant Crabapple
(Malus 'radiant')
Snowdrift Crabapple
(Malus snowdrift)

Rounded

Rounded

City of Cincinnati Form-Based Code

Final Draft

7-23

Specific to Thoroughfares

1703-7.30

PUBLIC PLANTING (cont.)

Tree Canopy Characteristics (cont.)

Specific Name
Type
(Botanical Name)

Size (height
x spread)

CONIFEROUS American Holly

20 x 15
TREES (Ilex opaca)
(Not to
Pyramidal
be used
as street
trees.) Eastern White Pine
50'x20'
(Pinus strobus)
Pyramidal

7-24

Final Draft

Transect

Native

Planting
Pattern

Produce /
Special
Color in Bloom Instructions

All

yes

Clustered Drupe/White

Requires both
female and
male for fruit.

All

yes

Clustered Cone/NA

Intolerant of
air pollutants &
salts.

City of Cincinnati Form-Based Code

Specific to Thoroughfares

1703-7.30

Table 9. TREE PLANTING PATTERN

Regular

Naturalistic / Clustered

Single

Varied

Single

Alternating

Regular

Irregular

a. Arrangement
Opportunistic arrangement is not
illustrated.

b. Type Mix

c. Species

d. Spacing

City of Cincinnati Form-Based Code

Final Draft

7-25

Specific to Thoroughfares

1703-7.30

Table 10. PUBLIC LIGHTING

TYPE
COBRAHEAD

DOUBLE
COLUMN

COLUMN

g
c

HEIGHT

T2

SPACING

TYPE
POST

HEIGHT

SPACING

T2

T3

T3

T4

T4

T4O

T4O

T5

T5

12 ft. - 16 ft. 50 ft. on center min.

T5L

T5L

12 ft. - 16 ft. 50 ft. on center min.

T6

12 ft. - 16 ft. 50 ft. on center min.

PIPE

T2

T2

T3

T3

T4

T4

T4O

T4O

T5

12 ft. - 16 ft. 50 ft. on center min.

T5

12 ft. - 16 ft. 50 ft. on center min.

T5L

12 ft. - 16 ft. 50 ft. on center min.

T5L

12 ft. - 16 ft. 50 ft. on center min.

T6

12 ft. - 16 ft. 50 ft. on center min.

T6

12 ft. - 16 ft. 50 ft. on center min.

BOLLARD

T2

T2

T3

T3

T4

T4

3 ft. max.

6 ft. on center min.

T4O

T4O

3 ft. max.

6 ft. on center min.

T5

12 ft. - 16 ft. 50 ft. on center min.

T5

3 ft. max.

6 ft. on center min.

T5L

12 ft. - 16 ft. 50 ft. on center min.

T5L

3 ft. max.

6 ft. on center min.

T6

12 ft. - 16 ft. 50 ft. on center min.

T6

3 ft. max.

6 ft. on center min.

Permitted
Special Exception

7-26

Final Draft

City of Cincinnati Form-Based Code

Section 1703-8: Administration and Procedures

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

1703-8.10

Creating a Regulating Plan for the Establishment Of Transects for Your

Neighborhood.
A. Purpose. The purpose of this Subsection is to set forth the process for creating a
regulating plan for the establishment of transect zones in an existing neighborhood.
Although any person or entity may apply, the process set forth in this Subsection is
designed for a recognized community council, neighborhood business association,
community development corporation or other neighborhood group, or a property owner
or group of property owners, to initiate and participate in a neighborhood charrette that
will result in the development of a specific regulating plan and amendment to the zone
map for all or a portion of an existing neighborhood.
Note: The establishment of a form-based code for a development site greater than
two acres and less than ten acres in total area and under common ownership may be
established according to the procedures set forth in Subsection 1703-8.20 (Opting into
the Form-Based Code: Using Transect Zones to Create a Walkable Neighborhood). The
owner of such a development site may also elect to proceed under this Subsection 17038.10. Except as otherwise permitted as set forth in Subsection 1703-8.20.B below, the
owner(s) of a development site greater than ten acres in total area and under common
ownership that seeks to create a regulating plan for the establishment of transects on
their site shall proceed under this Subsection.
Transect zones established under this Subsection shall be adopted as part of a regulating
plan specified for the subject area, which shall become an amendment to the zone map
and an appendix to Cincinnati Municipal Code Title XVII, Land Development Code.
The zone map shall identify each transect zone or group of transect zones with the letter
T followed by a reference number (e.g. for a T5 Main Street, T5MS). The procedures
for rezoning set forth elsewhere in the Cincinnati Municipal Code shall not apply to the
establishment of transect zones under this Section.
B. Petition
1. Who may file? Any person or entity may file a petition to rezone a group of lots as
a transect zone or group of transect zones. A petition shall not be accepted for the
establishment of a transect zone or group of transect zones on a single lot less than
two acres in total area; provided, however, that the Director, in his or her discretion,
may accept a petition for a lot less than two acres in total area that is located directly
adjacent to an existing transect zone.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

8-1

1703-8.10

Administration and Procedures

2. How is a petition filed? The petition shall be made on a form and in accordance with
instructions prescribed by the Director.
3. Is there a fee for filing a petition? No.
4. What happens once a petition is filed? Upon receipt of a petition, the Director shall
determine whether the petition is complete. A petition shall not be deemed complete
until the Director has received the following:
a. A petition form completed in strict accordance with the form instructions;
b. A written statement from all active community councils, neighborhood business
associations and community development corporations identified by the Director
as having an interest in the area to be rezoned as a transect zone or group of
transect zones;
c. A map showing all lots proposed to be rezoned as a transect zone or group of
transect zones; and
d. A written list of any development initiatives within the area proposed to be
rezoned as a transect zone or group of transect zones.
5. What if the petition is not complete? If the Director determines a petition is not
complete, the petition will be rejected and a written list of items that make it deficient
will be provided to the petitioner. The Director shall take no action on a rejected
petition until all items that make the application deficient have been corrected by the
petitioner.
6. In what order are petitions processed? All completed petitions shall be timestamped with the date the petition is deemed to be complete and shall be processed
on a first-come, first-served basis.
7. What about the neighborhoods that have already completed a charrette? The
following neighborhoods have participated in the Form-Based Code Working Group
and have completed neighborhood charrettes in October-November, 2012 prior
to the adoption of this Subsection and, as a result, shall be deemed to have filed a
complete petition and are subject only to the provisions of Subsection 1703-8.10.E
and Subsection 1703-8.10.D below: College Hill; Madisonville; Walnut Hills; and
Westwood. These neighborhoods shall enjoy a partial exemption from the provisions
of this Subsection specifically for the regulating plans adopted as part of the
October-November, 2012 neighborhood charrettes. Except as is otherwise provided
in this Section, all future petitions to rezone property as a transect zone or group of
transect zones in these neighborhoods shall be subject to all of the provisions of this
Subsection.
C. Pre-Charrette Process
1. What happens next? Within thirty days after the Director determines that a petition
is complete, the petitioner and a staff member of the Department of City Planning
and Buildings shall attend a pre-charrette conference.
2. What is a pre-charrette conference? The purpose of a pre-charrette conference is
for the petitioner and staff member to outline a vision statement for the proposed
transect zones and to determine a schedule and protocol for conducting a charrette
to develop a regulating plan.
3. What is a vision statement? A vision statement is the petitioners written
development vision for the area of the proposed transects. This statement will inform
8-2

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Administration and Procedures

1703-8.10

the regulating plan, which will ultimately become the regulatory scheme for the
subject area. In preparing the vision statement, the walkable neighborhood design
standards set forth in Section 1703-6 (Specific to Creating a Walkable Neighborhood)
shall be considered but are not required to be incorporated in the vision.
4. What is the charrette protocol? The charrette protocol shall include a proposed date,
time and location for the charrette, an estimate of the charrettes costs and expenses,
and shall identify the standards to be applied and the participants that will take
an active role in the charrette. The charrette protocol shall also identify potential
funding sources to cover the costs and expenses of the charrette.
5. What is the next step? Within sixty days after the pre-charrette conference and prior
to scheduling a charrette, the petitioner and a staff members of the Department of
City Planning and Buildings shall attend a meeting of each active community council
and neighborhood business association recognized by the Director as having an
interest in the area to be rezoned as a transect zone or group of transect zones.
6. What happens at these meetings? At each meeting the petitioner and the staff
member shall present the vision statement for the proposed transect zones and
the charrette protocol. The petitioner and the staff member shall solicit feedback
regarding the vision statement and charrette protocol. The petitioner and the staff
member may, in their reasonable discretion, make changes to the vision statement
and charrette protocol to address feedback received at the meetings. Within
sixty days after attending the last community council or neighborhood business
association meeting, the petitioner and the staff member shall finalize the vision
statement and the charrette protocol, and schedule the charrette.
D. Charrette Process
1. Where must a charrette be held? Unless otherwise approved by the Director, the
location of all charrettes shall be held at a facility accessible to the public and within
two miles of the boundary of the proposed petition area and shall be open to all
members of the public.
2. Who must be at a charrette? For a charrette to satisfy the requirements of this
Subsection, the following parties shall be present for the entirety of the charrette:
a. At least one registered architect formally trained in or having prior experience
conducting a form-based code charrette;
b. At least one staff planner from the Department of City Planning and Buildings
and at least one staff member from any other City departments formally trained
in or having prior experience conducting a form-based code charrette;
c. The petitioner or an authorized representative of the petitioner; and
d. At least one representative of each active community council, neighborhood
business association, and community development corporation identified by
the Director as having an interest in the area to be rezoned as a transect zone or
group of transect zones.
3. When may a charrette be held? Charrettes must be at least one full day and may be
held on multiple days anytime between the hours of 9:00 a.m. and 9:00 p.m., Monday
through Saturday, provided that a charrette shall not be held on a City-recognized
holiday.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

8-3

1703-8.10

Administration and Procedures

4. Who leads a charrette? The charrette shall be led by a staff planner from the
Department of City Planning and Buildings formally trained in or having prior
experience conducting a form-based code charrette with support from a registered
architect formally trained in or having prior experience conducting a form-based
code charrette. The charrette shall be led in accordance with nationally recognized
standards as determined and approved by the Director (e.g. National Charrette
Institute, American Institute of Architects, American Planning Association).
5. How is a charrette noticed? Notice of the charrette shall be provided fourteen days
in advance of the charrette.
a. The City shall provide notice in the following manner:
(1) To all owners of property located within one thousand feet (1000) of the
boundary of the area proposed to be rezoned by regular U.S. Mail;
(2) By publication in the City Bulletin;
(3) By posting on the Citys website; and
(4) To all City departments and City utilities.
b. The petitioner shall publish notice in an on-line or print newspaper and on social
media as determined by the petitioner.
6. How is a charrette funded? Funds for the cost of a charrette, including, but not
limited to, the cost for any experts, consultants or professionals engaged to conduct
or attend the charrette, any room or equipment costs, costs of printed materials,
travel costs; and all other related costs, shall be identified in the charrette plan.
No charrette shall take place until guaranteed funds covering the total cost of the
charrette are certified.
7. What is produced at a charrette? A charrette is more than a public meeting. It is
an intensive design and visioning exercise whereby community groups, property
owners, the city, and design and planning professionals, among others, work together
to produce a detailed and realistic vision for the future development of the subject
area. In addition to a regulating plan identifying the desired transect zones, the
charrette will result in schematic drawings, illustrative plans, and specialized use
tables, among other things, which become part of the regulating plan and guide
future development.
E. Post-Charrette Process
1. What happens after the charrette?
a. Not later than thirty days from the last day of the charrette, the petitioner shall
submit one original and four copies of the final proposed regulating plan and the
charrette summary report to the Director.
b. The Director shall have ten days from receipt thereof to make a final
determination whether the final proposed regulating plan is substantially
compliant with the charrette summary report.
c. Within ten days of the Directors determination of compliance, the Director
shall notify the petitioner of the date for City Planning Commissions review in
accordance with Subsection 1703-8.10.F.

8-4

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Administration and Procedures

1703-8.10

2. What is a regulating plan? A regulating plan is the map of the area designating the
locations of the transect zones and identifying key elements such as thoroughfares
and civic and open spaces based on the charrette summary report.
3. What is a charrette summary report? A charrette summary report contains a
summary of the data, information and the communitys comments gathered at the
charrette.
4. What if the regulating plan does not reflect the charrette summary report?
a. If the Director determines that the final proposed regulating plan is not in
substantial conformance with the charrette summary report, then the Director
shall notify the petitioner no later than ten days after the Directors receipt of the
final proposed regulating plan and shall request a post-charrette conference. The
purpose of the post-charrette conference is to address deviations from the results
of the charrette process.
b. The petitioner shall have thirty days to modify the final proposed regulating
plan to address any deficiencies identified by the Director at the post-charrette
conference and to re-submit it to the Director for a final determination of
whether it is in substantial conformance with the results of the charrette process.
c. If the petitioner fails to re-submit a modified final proposed regulating plan
within such time period, the petition shall be deemed held in abeyance until
such time that the regulating plan is re-submitted or terminated by the petitioner
in writing to the City. The City shall have no further obligation to advance a
proposed regulating plan until such time that it is re-submitted and approved by
the Director.
F. Process for the Establishment of Transect Zone(s)
1. When does the zone map change? Pursuant to City Charter Art. VII, the City
Planning Commission has the duty to consider the petition for the establishment of
a transect zone as an amendment to the zone map and as an appendix to Cincinnati
Municipal Code Title XVII. After providing notice and a public hearing in
accordance with all applicable rules and regulations, the City Planning Commission
may recommend approval, approval with conditions or restrictions, or disapproval
of the petition. The City Planning Commission has discretion to condition or
restrict the transect zone as the City Planning Commission deems necessary for the
protection of the public interest and to further the purpose, intent and principles of
the Form-Based Code as set forth in the Preamble.
2. What happens after the City Planning Commission acts? The City Planning
Commission shall certify its recommendation to City Council. City Council has the
duty to consider the recommendation in the same manner as a proposal to amend
the zone map. Pursuant to City Charter Art. VII, Section 6, City Council has the
right to overrule the City Planning Commissions disapproval of the establishment of
a transect zone by a two-thirds majority vote.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

8-5

1703-8.20

Administration and Procedures

3. Is there an applicable administrative appeals process? No. A rezoning is a

legislative act that is subject only to referendum. No administrative tribunal has
jurisdiction or authority over the rezoning of property.
G. Process for Amending a Transect Zone
1. Can a transect zone be amended in the future? Transect zones established under
this Subsection may be amended by following the process for establishing transect
zones in Subsection 1703-8.20 (Opting into the Form-Based Code: Using Transect
Zones to Create a Walkable Neighborhood).

1703-8.20

Creating a Regulating Plan for the Establishment of Transects for Your

Development Site
A. Purpose. The purpose of this Subsection is to define the process for creating a regulating
plan for the establishment of a transect zone or group of transect zones to create a
walkable neighborhood in accordance with the walkable neighborhood design standards
set forth in Section 1703-6 (Specific to Creating a Walkable Neighborhood). This process
is designed for the owner of a large development site, greater than two acres, but less than
ten acres in total area, and under common ownership anywhere in the City to initiate
an amendment to the zone map to establish a transect zone or group of transect zones
specific to a development site.
Transect zones established under this Subsection shall be adopted as part of a regulating
plan for the development site which shall become an amendment to the zone map only.
The zone map shall identify each transect zone or group of transect zones within the
development site with the letter T followed by a reference number (e.g. for a T5 Main
Street, T5MS).
B. Petition
1. Who may file? The owner(s) of a lot or lots collectively greater than two acres
but less than ten acres in total area and under common ownership may file a
petition to establish a transect zone or group of transect zones specific to the lot(s).
Notwithstanding the foregoing, the Director, in his or her discretion, may accept a
petition from the owner(s) of a group of lots collectively greater than ten acres in total
area and under common ownership if the lots are part of an assemblage of less than
twenty acres in total area.
2. How is a petition filed? The petition shall be made on a form and in accordance with
instructions prescribed by the Director.
3. Is there a fee for filing a petition? No.
4. What happens once a petition is filed? Upon receipt of a petition, the Director shall
determine whether the petition is complete. A petition shall not be deemed complete
until the Director has received the following:
a. A petition form completed in strict accordance with the form instructions;
b. Written evidence that the petitioner has notified the applicable active community
council(s) and either the neighborhood business association or community
development corporation representing the area to be rezoned as a transect zone
or group of transect zones of the petition;

8-6

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Administration and Procedures

1703-8.20

c. A map showing the lot(s) proposed to be rezoned as a transect zone or group of

transect zones and the proposed transect zones; and
d. A site plan depicting and written statement describing the proposed conceptual
development program.
5. What if the petition is not complete? If the Director determines a petition is not
complete, the petition will be rejected and a written list of items that make it deficient
will be provided to the petitioner. The Director shall take no action on a rejected
petition until all items that make the application deficient have been corrected by the
petitioner.
6. In what order are petitions processed? All completed petitions shall be timestamped with the date the petition is deemed to be complete and shall be processed
on a first-come, first-served basis.
C. Pre-Development Process
1. What happens next? Within thirty days after the Director determines that a petition
is complete, the petitioner and a Department of City Planning and Buildings staff
member shall attend a pre-development conference.
2. What is a pre-development conference? The purpose of a pre-development
conference is for the petitioner and staff member to develop a regulating plan in
accordance with the traditional neighborhood design standards set forth in Section
1703-6 (Specific to Creating a Walkable Neighborhood).
D. Process for the Establishment of Transect Zone(s)
1. What is the process for amending the zone map and establishing transect zones?
The process is the same as the rezoning process set forth in Cincinnati Municipal
Code Section 111-1.
2. Is there an applicable administrative appeals process? No. A rezoning is a
legislative act that is subject only to referendum. No administrative tribunal has
jurisdiction or authority over the rezoning of property.
E. Process for Amending a Transect Zone
1. Can a transect zone be amended in the future? Transect zones established under
this Subsection may be amended by following the process for establishing transect
zones in this Subsection.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

8-7

1703-8.30

1703-8.30

Administration and Procedures

Varying the Form: Administrative Variations

A. The form-based code is intended to result in by-right development where development
is in conformance with the form of the applicable transect zone. In some instances, it
may be practical to vary the prescribed form in the transect zone. In instances of certain
minor variations, an applicant may apply for administrative review and approval. Those
allowable instances are set forth in the Table A (Allowable Administrative Variations).
B. Table A (Allowable Administrative Variations) sets forth all variations that are permitted
in all transect zones. No other variations to the prescribed form shall be permitted.
Failure to conform to the prescribed form shall result in the denial of a building permit.
Administrative Variations shall run with the land and be binding on the property owner
and its/their successor and assigns. Application for an Administrative Variation shall
be made on the forms and in accordance with the fee schedule as determined by the
Director.

8-8

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Administration and Procedures

1703-8.30

Table 1703-8.30.A: Allowable Variations

Administrative Relief Type

Allowed
Reference to
Administrative
Standard
Relief

Required Findings

Administrative Relief Due to Topographic Constraints

Block Face and Perimeter
Length

Topographic constraints limit the ability 20% max.

to create an interconnected network
of streets and blocks.

Table 1703-6.30.B
(Block Size)

Depth. A lot may be shallower

the minimum lot depth.

An existing parcel can be developed

following the intent of the zone and
meet all other applicable standards of
the zone.

30% max.

Section 17032 (Specific to

Transect Zones)

Width. A lot may be wider than

the maximum lot width.

An existing parcel can be developed

following the intent of the zone and
meet all other applicable standards of
the zone.

20% max.

Section 17032 (Specific to

Transect Zones)

Lot is a down slope lot; and

1 additional floor
in height on
downslope side
of lot.

Section 17032 (Specific to

Transect Zones)

Lot Dimensions

Building Form
Building Height. Building height
may increase.

The portion of the building requiring

the additional floor is located within
80 feet of the front property line
and is at least 40 feet from the rear
property line.
Site Grading
Site Grading: Grading of a site to
require retaining walls taler than
4' in height.

Existing topography makes the

placement of retaining walls not
practicable else where on the lot.

Allows placement Section 1703-5

of retaining walls (Supplemental to
taller than 4' in
Transect Zones)
height.

Site Grading: Grading of a site to

require retaining walls on rear
and side property lines.

Existing topography makes the

placement of retaining walls not
practicable else where on the lot.

Allows placement Section 1703-5

of retaining wall
(Supplemental to
on rear or side
Transect Zones)
property line.

Parking Location
Front Setback. On steeply
sloped lots wider than 35 feet,
parking spaces may be located
under the main building if the
following findings are true.

Parking under the main building shall be Reduction in the Section 1703enclosed and side loaded; and
Parking location
2 (Specific to
Front Setback to Transect Zones)
Enclosed parking shall not be visible
equal the Main
from the front property line.
Building Front
setback.

Front Setback. On steeply

Parking under the main building shall be Reduction in the Section 1703sloped lots less than 35 feet wide, enclosed; and
Parking location
2 (Specific to
parking spaces may be located
Front Setback to Transect Zones)
under the main building if the
Only single car parking garage doors no equal the Main
following findings are true.
greater than 9 feet in width shall be
Building Front
allowed.
setback.
1

Requirement for a private frontage shall still apply, and any variation shall not preclude the use of a private frontage.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

8-9

1703-8.30

Administration and Procedures

Varying the Form: Administrative Variations

Table 1703-8.30.A: Allowable Variations (continued)

Administrative Relief Type

Allowed
Reference to
Administrative
Standard
Relief

Required Findings

Administrative Relief Due to Existing Adjacent Developments

Setbacks/Build-to Line
Front, Side Street, Side or
Existing development on adjacent
Rear. An increase or decrease
parcels on the same block face is
of the minimum required setback greater or less than the required
areas (e.g., front, side street, side, setback; and
and rear) for main structures.
The variation will allow the proposed
development to blend in with the
adjacent development.

5' or 40%,
whichever is
greater max.1

Section 17032 (Specific to

Transect Zones)

Front or Side. A relaxation of

the specified build-to-line.

2' max.

Section 17032 (Specific to

Transect Zones)

Existing development on adjacent

parcels on the same block face is
setback greater than the required
build-to-line; and
The variation will allow the proposed
development to blend in with the
adjacent development.

Defined by a Building. A
relaxation of the specified buildto-line, defined by the building
faade, for sites located within
Transect Zones.

The variation will allow the proposed

development to blend in with the
adjacent development.

10% max.

Section 17032 (Specific to

Transect Zones)

Facade within Faade Zone in

Transect Zones. A relaxation
of the specified front faade
requirements for sites located
within Transect Zones.

The variation will allow the proposed

development to blend in with the
adjacent development.

10% max.

Section 17032 (Specific to

Transect Zones)

May not be combined with

administrative variations due to
existing site constraints.

Requirement for a private frontage shall still apply, and any variation shall not preclude the use of a private frontage.

8-10

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Administration and Procedures

1703-8.30
Varying the Form: Administrative Variations

Table 1703-8.30.A: Allowable Variations (continued)

Administrative Relief Type

Allowed
Reference to
Administrative
Standard
Relief

Required Findings

Administrative Relief Due to Existing Site Constraints

Setbacks
Additions to Existing NonConforming Structure.
Allow an addition to an existing
structure to be located up to
the furthest point of setback
encroachment, subject to Fire
Code regulations.

New addition does not increase the

non-conformity; and

Up to existing
Section 1703encroachment. 1 2 (Specific to
Transect Zones)

Addition to or new garage is not within

15 feet of a public right of way.

Existing Site Features. Allow

buildings to be placed closer or
further from a parcel line due
to existing site features, such as:
Trees

10% max.

Section 17032 (Specific to

Transect Zones)

Facade within Facade Zone in May not be combined with

Transect Zones. A relaxation
administrative variations due to
in the amount of the street facing existing adjacent development.
facade that is located within the
facade zone,

10% max.

Section 17032 (Specific to

Transect Zones)

Build-to Line defined by

May not be combined with
Facades in Transect Zones. A administrative variations due to
relaxation in the amount of the
existing adjacent development.
street facing facade that is located
at the Build-to Line,

10% max.

Section 17032 (Specific to

Transect Zones)

Building Placement

Lot Size
Lot Dimensions. A decrease
in the minimum required parcel
area, parcel depth, or parcel
width.

An existing parcel can be developed

following the intent of the zone and
meet all other applicable standards of
the zone.

10%

Section 17032 (Specific to

Transect Zones)

Lot Dimensions. An increase in

the maximum parcel area, parcel
depth, or parcel width.

An existing parcel can be developed

following the intent of the zone and
meet all other applicable standards of
the zone.

10%

Section 17032 (Specific to

Transect Zones)

On existing lot 30' wide or less.

No off-street
Section 1703parking required. 2 (Specific to
Transect Zones)

Parking
Minimum Parking
Requirement. No off-street
parking shall be required for
renovations or new construction
on lots 30' wide or less.
1

Adding parking would require the

demolition of a portion or all of a
building to accommodate off street
parking spaces.

Requirement for a private frontage shall still apply, and any variation shall not preclude the use of a private frontage.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

8-11

1703-8.40

Administration and Procedures

1703-8.40 Non-Conformities
In certain instances, the establishment of a transect zone may create situations where existing
structures are not in conformance with the prescribed form and where existing uses may not
be permitted in the transect zone. In those instances, the provisions of Cincinnati Municipal
Code Chapter 1447 shall apply.

1703-8.50

Relationship To Overlay Districts

A. Transect zones may be established in certain overlay districts. The following sets forth
the legal effect of establishing a transect zone in each of the overlay districts contained in
Cincinnati Municipal Code Title XIV Cincinnati Zoning Code:
1. Urban Design Overlay District (Cincinnati Municipal Code Chapter 1433). The
provisions of this Chapter shall apply and govern and the provisions of Chapter 1433
shall be inoperative and of no effect.
2. Hillside Overlay District (Cincinnati Municipal Code Chapter 1433). The
provisions of Chapter 1433 shall apply and govern where in conflict with the
provisions of this Chapter .
3. Historic Asset (Cincinnati Municipal Code Chapter 1435). The provisions of
Cincinnati Municipal Code Chapter 1435 shall apply and govern.
4. Interim Development Control Overlay District (IDC) (Cincinnati Municipal
Code Chapter 1431). The terms of the IDC shall remain in effect and shall govern
until the IDC expires or is repealed.

1703-8.60 Appeals
Appeals of any decision, order or permit made pursuant to this Chapter shall be made to the
Zoning Board of Appeals pursuant to Cincinnati Municipal Code Chapter 1449.

8-12

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Section 1703-9: Form-Based Code Glossary

Subsections:
1703-10.10
1703-10.20

1703-9.10

Glossary of General Terms and Phrases

Glossary of Land Use Terms

Glossary of General Terms and Phrases

A. Definitions
Accessory Dwelling Unit. See "Dwelling, Accessory" in Subsection 1703-10.20 (Glossary
of Land Use Terms)
Accessory Building/Structure. See "Accessory Building/Structure" in Subsection 170310.20 (Glossary of Land Use Terms)
Addition. The enlargement of an improvement accomplished by appending a new
improvement.
Adjacent. Sharing a common lot line, or having lot lines separated only by an alley.
Adjacent Buildings. Two or more buildings located upon adjacent lots.
Alley. See Subsection 1703-7.xxx.X (Alley).
Allowed Use. Uses that are allowed by right and are not subject to the conditions of
approval, mandatory review periods, or expiration periods as required for Use Permits or
Minor Use Permits.
Alteration. A change in the dimensions or configuration of an existing improvements
structural support system.
Ancillary Structure/Ancillary Building. See "Accessory Building/Structure" in
Subsection 1703-10.20 (Glossary of Land Use Terms)
Architectural Features. Exterior building elements intended to provide ornamentation
to the building massing, including, but not limited to: eaves, cornices, bay windows,
window and door surrounds, light fixtures, canopies, and balconies.
Awning. A roof or cover which projects from a wall of a building over a window or
door, made of canvas, aluminum or similar material, which may be fixed in place or be
retractable.
Awning Sign. See Subsection 1703-5.80.G (Awning Sign).
B. Definitions
Block Face. Perimeter edge of a block.
Building. A structure consisting of one or more foundations, floors, walls and roofs that
surround an interior space, and may include exterior appurtenant structures such as
porches and decks.
Buildable Area. The area in which a building is permitted to be constructed.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

9-1

1703-9.10

Form-Based Code Glossary

Glossary of General Terms and Phrases

Building Entrance. A point of pedestrian ingress and egress to a building.
Building Form. The overall shape and dimensions of a building.
Building Signs. Any sign that is fastened, attached, connected, or supported in whole or
in part by a building or architectural feature.
Building Type. A structure defined by its combination of configuration, disposition and
function.
Build-to Line (BTL). A line parallel to a lot line or right-of-way where a building facade
must be placed.
C. Definitions
Carriage House. See Subsection 1703-3.40 (Carriage House).
Ceiling Height, Ground Floor. Height from finished floor to finished ceiling of primary
rooms on the ground floor, not including secondary rooms such as bathrooms, closets,
utility rooms and storage spaces.
Ceiling Height, Upper Floor(s). Height from finished floor to finished ceiling of primary
rooms on the floor(s) above the ground floor, not including secondary rooms such as
bathrooms, closets, utility rooms and storage spaces.
Chamfered Corner. An external wall of a building joining two perpendicular exterior
walls, typically at a symmetrical, 45 degree angle creating a beveled edge to the building
rather than a 90 degree corner.
Changeable Copy Sign(s). A variable message sign composed of individual letters panelmounted in or on a track system.
Charrette. A multiple-day collaborative design and planning workshop held on-site and
inclusive of all affected stakeholders.
Civic. A term defining not-for-profit organizations that are dedicated to arts, culture,
education, religious activities, recreation, government, transit, and public parking
facilities.
Civic Building. A structure operated by governmental or not-for-profit organizations
and limited to civic and related uses.
Civic Space. An outdoor area dedicated for civic activities.
Commercial. A term defining service and retail uses collectively.
Common Courtyard. An entry court, forecourt or courtyard shared by multiple
residential units or commercial spaces.
Common Areas. A portion of a residential development held in common and/or single
ownership and not reserved for the exclusive use or benefit of an individual tenant or
owner and is available for use by all persons who reside in a dwelling unit within the
building or on the lot.
Common Yard. See Subsection 1703-4.40 (Common Yard).
Construction. The performance of any act in connection with making an improvement
to a lot, building or structure.
Corner Entry. An entrance located on the corner of a building.
Cottage Court. See Subsection 1703-3.70 (Cottage Court).
9-2

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Form-Based Code Glossary

1703-9.10
Glossary of General Terms and Phrases

Courtyard. An unroofed area that is completely or partially enclosed by walls or

buildings.
Crawl Space. A shallow unfinished uninhabitable space beneath the floor or under
the roof of a building, that provides access to utility, structural and other building
components not readily accessible from the habitable portions of the building.
D. Definitions
Depth, Ground-Floor Space. The distance from the street-facing facade to the rear
interior wall of the ground-floor space available to an allowed use.
Depth-to-Height Ratio. The relationship of the depth of a space measured perpendicular
to a building divided by the average height of the surrounding buildings.
Detached. Separate or unconnected.
Detached House(s). Separate or disconnected building.
1. Detached House, Compact. See Subsection 1703-3.60 (Detached House: Compact).
2. Detached House, Medium. See Subsection 1703-3.50 (Detached House: Medium).
Development. See "Construction".
Directional Sign(s). See Subsection 703-5.80.H (Directional Sign).
Director. Director of City Planning and Buildings or his or her duly appointed
representative.
Disposition, Formal. Composed in a formal arrangement, in a regular, classical, and
typically symmetrical manner.
Disposition, Informally. Civic spaces with an informal character have a mix of formal
and natural characteristics.
Disposition, Naturally. A preservation of the existing natural condition or a composition
of elements arranged as they would appear in nature, with irregular shapes and
asymmetry.
Distance Between Entries. The horizontal distance measured parallel to the facade
between entrances to a building or buildings.
Dooryard. See Subsection 1703-4.90 (Dooryard).
Driveway. A vehicular lane within a lot, or shared between two lots, usually leading to a
garage, other parking or loading area.
Duplex. See Subsection 1703-3.80 (Duplex).
Dwelling Unit. An enclosed space used or intended to be used for living, sleeping,
cooking, and eating.
Dwelling Unit, Stacked. A dwelling unit situated immediately above or below another
dwelling unit.
E. Definitions
Elevated Ground Floor. A ground floor situated above the grade plane at street-level.
Encroachment. Any architectural feature, structure or structural element, such as a
gallery, fence, garden wall, porch, stoop, balcony, bay window, terrace or deck, that breaks
City of Cincinnati Form-Based Code

Final Draft 2/15/13

9-3

1703-9.10

Form-Based Code Glossary

Glossary of General Terms and Phrases

the plane of a vertical or horizontal regulatory limit extending into a setback, beyond the
build-to-line, into the public frontage, or above a height limit.
Entry. An opening, such as a door, passage, or gate, that allows access to a building.
Entry, Service. An entrance intended for the use for delivery of goods and removal of
refuse.
External Employees. An employee who does not reside at his or her place of employment.
F. Definitions
Facade. The vertical surface of a building.
Facade Zone. The area between the minimum and maximum setback lines.
Facility. An improvement, structure or building that is designed and used for a particular
purpose.
Fence. A structure made of wire, wood, metal, masonry or other material, and typically
used as a screen or enclosure for a yard or open space or as a divider along a lot line.
Finish Level, Ground Floor. Height difference between the finished floor on the ground
floor and the adjacent public walk. In the case of a loading dock frontage that serves as
the public right-of-way, the floor finish level is the height of the walk above the adjacent
street. Regulations for ground floor finish level for ground floor residential uses do not
apply to ground floor lobbies and common areas in multi-unit buildings.
Flex. See Subsection 1703-3.150 (Flex).
Flex Space. A room or group of internally connected rooms designed to accommodate an
evolution of use over time in response to an evolving market demand. Typically designed
to accommodate future commercial uses, while accommodating less intense shortterm uses, such as residential or live/work, until the full commercial demand has been
established.
Floorplate. An area measurement in square feet of either the gross or the rentable floor
area of a typical floor in a building.
Floorplate, Commercial. The square footage area measurement of a floorplate dedicated
to commercial uses.
Floorplate, Residential. The square footage area measurement of a floorplate dedicated
to residential uses.
Footprint. The outline of the area of ground covered by a building or structure.
Footprint Area. The total square footage contained within a footprint.
Forecourt. See Subsection 1703-4.80 (Forecourt).
Freestanding Wall. A wall that is separate from a building and supported by
independent means.
Front. See "Lot Line, Front".
Frontage. A strip or extent of land abutting a thoroughfare, civic space or other public
right-of-way.
1. Frontage, Private. The area between the building facade and the shared lot line
between the public right-of-way and the lot.
9-4

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Form-Based Code Glossary

1703-9.10
Glossary of General Terms and Phrases

2. Frontage, Public. The area between the curb of the vehicular lanes and the edge of
the right-of-way.
Frontage Line. The lot line(s) of a lot fronting a thoroughfare or other public way, or a
civic space.
Frontage Type. See Section 1703-4 (Specific to Frontage Types).
Furniture Area. An area of space that allows for the placement of furniture without
restricting the movement of pedestrians.
G. Definitions
Gable. A vertical wall in the shape of a triangle formed between the cornice or eave and
the ridge of the roof.
Garage. A structure, or part thereof, used or intended to be used for the parking and
storage of motor vehicles.
Glazing. Openings in a building in which glass is installed.
Gross Floor Area. The total floor area inside the building envelope, including the
external walls, but not including the roof.
Ground Floor. The floor of a building located nearest to the level of the ground around
the building.
Ground Floor Ceiling Height. Height from finished floor to finished ceiling of primary
rooms on the ground floor, not including secondary rooms such as bathrooms, closets,
utility rooms and storage spaces.
H. Definitions
Habitable Space. The portion of a building that is suitable for human occupancy.
Height. See Subsection 1703-5.60 (Building Height).
Height, Above Grade. See Subsection 1703-5.60 (Building Height).
High-Rise. See Subsection 1703-3.170 (High-Rise).
Household. Up to four persons unrelated to each other by blood, marriage or legal
adoption, living together as a single housekeeping unit; or up to eight persons, other than
foster parents and employees, living together in a foster home approved and regulated by
the State of Ohio.
I. Definitions
Identification Sign. A sign for the purpose of identifying the name of a business.
Improvement. The product of any modification to a lot, structure or building.
Infill. The development of vacant land that was bypassed by earlier waves of development
and is now largely surrounded by developed land.
J. Definitions
No specialized terms beginning with the letter J are defined at this time.
K. Definitions
No specialized terms beginning with the letter K are defined at this time.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

9-5

1703-9.10

Form-Based Code Glossary

Glossary of General Terms and Phrases

L. Definitions
Landing. A level area at the top or bottom of a staircase or between one flight of stairs
and another.
Landscape Wall Sign. See Subsection 1703-5.80.M (Landscape Wall).
Landscaping. Flowers, shrubs, trees or other decorative material of natural origin.
Lightwell. See Subsection 1703-4.100 (Lightwell).
Liner Building. An occupiable structure specifically designed to mask a parking lot or a
parking structure from a frontage.
Live/Work. See Subsection 103-3.130 (Live/Work).
Loading Dock(s). A platform where cargo from vehicles or trains can be loaded or
unloaded.
Lot. A unit of real property having boundaries established by the official county tax map.
1. Lot, Corner. A lot with two or more frontage lines that intersect.
2. Lot, Flag. A lot not meeting minimum lot frontage requirements and where access
to a public or private street is provided by means of a long, narrow driveway between
abutting lots.
3. Lot, Through. A lot with two or more frontage lines that do not intersect.
Lot Area. The total square footage or acreage of horizontal area included within the lot
lines.
Lot Coverage. The portion of the lot expressed as a percentage that is covered in
buildings or other structures.
Lot Depth. The horizontal distance between the front lot line and rear lot line of a lot
measured perpendicular to the front lot line.
Lot Line. The legal perimeter and geometry of a parcel of property demarcating one
property from another.
1. Lot Line, Front. One of the following:
a. The frontage line in the case of a lot having a single frontage line;
b. The shortest frontage line in the case of a corner lot with two frontage lines,
neither of which are adjacent to a thoroughfare or a parcel with Independent
Frontage ;
c. The frontage line generally perceived to be the front lot line in the case of a
corner lot with three or more frontage lines, none of which are adjacent to a
thoroughfare or a parcel with Independent Frontage;
d. The frontage line adjacent to a thoroughfare in the case of a corner lot with two
or more frontage lines, one of which is adjacent to a thoroughfare;
e. The frontage line adjacent to a parcel with Independent Frontage in the case of
a corner lot with two or more frontage lines, one of which is adjacent to a parcel
with Independent Frontage; or
f. The frontage line adjacent to the front lot line of an adjacent lot in the case of a
through lot.
9-6

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Form-Based Code Glossary

1703-9.10
Glossary of General Terms and Phrases

2. Lot Line, Near. Nearest lot line to a given point on a parcel.

3. Lot Line, Rear. That lot line opposite the front lot line.
4. Lot Line, Side. Lot lines connecting the front and rear lot lines.
Lot Width. The horizontal distance between the lot lines measured parallel to the front
lot line.
M. Definitions
Main Body. The primary massing of a building.
Main Building. The building that serves as the focal point for all activities related to the
principal use of the lot.
Main Facade. The front faade of a Main Building.
Main Street Mixed Use. See Subsection 1703-3.140 (Main Street Mixed Use).
Major. Having a greater size, scope, effect, characteristic or quality relative to the other
corresponding sizes, scopes, effects, characteristics or qualities; or being the greater of
two or more.
Marquee Sign. See Subsection 1703-5.80.J (Marque Sign).
Massing. The overall shape or arrangement of the bulk or volume of buildings and
structures.
Mid-Rise. See Subsection 1703-3.160 (Mid-Rise).
Minor. Having a lesser size, scope, effect, characteristic or quality relative to the average
size, scope, effect, characteristic or qualities; or being the lesser of two or more.
Mixed-Use. Multiple functions within the same building or the same general area
through superimposition or within the same area through adjacency.
Monument Sign. See Subsection 1703-5.80.O (Pole/Monument Sign).
Multi-plex.
1. Multi-plex, Large. See Subsection 1703-3.110 (Multi-plex: Large).
2. Multi-plex, Small. See Subsection 1703-3.100 (Multi-plex: Small).
N. Definitions
Neighborhood Center. A walkable environment that provides a mix of civic,
institutional and/or commercial uses.
New Construction. Structures for which the "start of construction" commenced on or
after the effective date of this Ordinance.
Non-Conforming Uses. A use of an improvement or a lot that was lawfully established
prior to the effective date of the Ordinance and maintained since that time but does
not conform with the regulations and standards established by the Ordinance and all
subsequent amendments.
O. Definitions
Open Space. See Civic Space."

City of Cincinnati Form-Based Code

Final Draft 2/15/13

9-7

1703-9.10

Form-Based Code Glossary

Glossary of General Terms and Phrases

Open Zone. A sub-zone within a Transect Zone that allows for a greater range of land
uses without relaxing the zones building form standards.
Overhead Doors. Doors constructed in horizontally hinged sections that are equipped
with hardware that rolls the sections into an overhead position, clear of the opening.
P. Definitions
Parapet. A low wall along the edge of a roof or the portion of a wall that extends above
the roof line.
Parcel. See "Lot".
Parking Driveway Width. The horizontal measurement, measured perpendicular to the
direction of travel, of an access driveway to a parking area.
Passive Recreation. See Recreation, Passive.
Path of Travel. A continuous, unobstructed way of pedestrian passage.
Pedestrian Shed. An area centered on a major destination. Its size is limited by an
average distance that may be traversed at an easy walking pace in a given amount of time
from its center to its edge. Pedestrian sheds are useful for planning walkable areas. See
Subsection 1703-6.30.B (Pedestrian Sheds).
Planting Strips. A landscaped or grassy area located between a street and a sidewalk.
Podium. A continuous projecting base or pedestal under a building.
Podium Tops. A flat, elevated and open area above a podium that can be used as
common area.
Pole Sign. See Subsection 1703-5.80.O (Pole/Monument Sign).
Porch. A covered shelter projecting in front of the entrance of a building.
1. Porch, Engaged. See Subsection 1703-4.60 (Porch: Engaged).
2. Porch, Projecting. See Subsection 1703-4.50 (Porch: Projecting).
Pre-Development Grade. The grade of a lot prior to any site improvements related to the
proposed development.
Projecting Sign. See 1703-5.80.L (Projecting Sign).
Public Assembly. A gathering of members of the public.
Public Use. A use undertaken by a political subdivision, its agents or assigns.
Q. Definitions
No specialized terms beginning with the letter Q are defined at this time.
R. Definitions
Rear. Opposite of front.
Recessed Entry. An entrance to a building setback from the facade of the building.
Recreation, Active. Recreational pursuits usually performed with others and often
requiring equipment which required physical alteration to the area in which they
are performed. Such areas are intensively used, and include but are not limited to
playgrounds, sport courts, baseball/softball and other field sports, and swimming pools.
9-8

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Form-Based Code Glossary

1703-9.10
Glossary of General Terms and Phrases

Recreation, Passive. Recreational pursuits involving existing natural resources which can
be carried out with little alteration or disruption to the area in which they are performed.
This includes, but is not limited to, such activities as walking, hiking, bicycling, bird and
animal watching, and picnicking.
Residential. Premises used primarily for human habitation.
Right-of-Way. (R.O.W.) Land, property, or an interest therein, dedicated to
transportation purposes.
1. Right-of-Way, Public. A right-of-way dedicated to use by the general public.
Rowhouse. See Subsection 1703-3.90 (Rowhouse).
S. Definitions
Satellite Dish Antenna. Parabolic or spherical antenna whose purpose is to receive and/
or transmit radio communication signals to and/or from satellites.
Secondary Wings. A structure physically attached to, and secondary and incidental to,
the Main Body of a Main Building.
Semi-Public Use. A use owned or operated by a non-profit organization, private
institution or foundation.
Semi-Public Utility Building. A building owned or operated by a non-profit
organization, private institution or foundation, and used to provide utility services to its
members or those persons it serves.
Service Entries. Building access for service providers.
Setback. The mandatory clear distance between a lot line and a structure.
Shared Parking. Any parking spaces assigned to more than one user, where different
persons utilizing the spaces are unlikely to need the spaces at the same time of day.
Shopfront. See Subsection 1703-4.110 (Shopfront).
Sidewalk. A paved right-of-way intended exclusively for pedestrian use and often
installed between a street and lot frontages.
Sidewalk Sign. See Subsection 1703-5.80.M (Sidewalk Sign).
Sign. A structure, device, figure, display, message placard or other contrivance, or any
part thereof, situated outdoors or indoors, which is designed, constructed, intended or
used to advertise, or to provide information in the nature of advertising, to direct or
attract attention to an object, person, institution, business, product, service, event or
location by any means, including words, letters, figures, designs, symbols, fixtures, colors,
illumination or projected images.
Site. One or more adjacent lots under common ownership.
Stacked Flats. See Subsection 1703-3.120 (Stacked Flats).
Street, Front. Street located along the front lot line of a parcel.
Street, Side. Street located along a lot line of a parcel that is not along the front lot line.
Stoop. See Subsection 1703-4.70 (Stoop).
Storefront. The portion of a frontage composed of the display window and/or entrance
and its components, including windows, doors, transoms and sill pane, that is inserted
into various frontage types, such as a shopfront or gallery, to accommodate retail uses.
City of Cincinnati Form-Based Code

Final Draft 2/15/13

9-9

1703-9.10

Form-Based Code Glossary

Glossary of General Terms and Phrases

Story. An above-grade habitable floor level within a building.
1. Story, Half. A conditioned space that rests primarily underneath the slope of the
roof, usually having dormer windows.
Structure. An improvement permanently attached to real property.
Suspended Sign. See Subsection 1703-5.80.R (Suspended Sign).
T. Definitions
Tandem Parking. A parking space deep enough to allow two cars to park, one behind
the other.
Terrace. See Subsection 1703-4.120 (Terrace).
Thoroughfares. A way for use by vehicular, pedestrian, and bicycle traffic that provides
access to lots and open spaces, and that incorporates vehicular lanes and public frontages.
Townhouse. See "Rowhouse".
Transect. A cross-section of the environment showing a range of different habitats. The
Rural-to-Urban Transect of the human environment is divided into multiple transect
zones that describe the physical form and character of a place according to the intensity
of its land use and urbanism. See Subsection 1703-P.60 (The Rural-to-Urban Transect:
The Framework for the FBC).
Transect Zone. One of several areas on the regulating plan. See Section 1703-2 (Specific
to Transect Zones).
Transit Station. A lot or structure used for the purpose of parking, loading and
unloading freight and passengers from train or bus transportation. May include parking
facilities and other commercial amenities to service transit passengers.
Transit Stop. A location where buses stop to load and unload passengers. A transit stop
may or may not include a shelter or a pullout.
U. Definitions
Unit. A discrete portion of a building.
Upper Floor. A floor in a building containing habitable space that is located above the
ground floor.
Use Permit, Minor. See Subsection 1703-x.xx (Minor Use Permit).
Use Permit. See Subsection 1703-x.xx (Use Permits). These permits are issued by the
Planning Commission for conditional uses allowed within a transect zone.
Utilities. Installations or facilities or means for furnishing to the public, electricity, gas,
steam, communications, water, drainage, sewage disposal, or flood control, irrespective
of whether such facilities or means are underground or above ground. Utilities may be
owned and operated by any person, firm, corporation, municipal department or board,
duly appointed by state or municipal regulations. Utility or utilities as used herein may
also refer to such persons, firms, corporations, departments, or boards.
Utility Line. Facility used for the transmission of one or more utility services.
V. Definitions
No specialized terms beginning with the letter V are defined at this time.
W. Definitions
9-10

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Form-Based Code Glossary

1703-9.10
Glossary of General Terms and Phrases

Walkable Neighborhood Plan (WNP). A strategy for creating and reinforcing walkable
urban environments with a mix of housing, civic, retail and service choices within a
compact, walkable, and transit-ready environment.
Walkway. A paved way located on one or more lots, used for pedestrian traffic and used
exclusively by the lot owner or owners, their guests and invitees.
Wall Plane. A vertical surface defined by the facades of buildings.
Wall Sign. See Subsection 1703-5.80.O (Wall Sign).
Wall Mural Sign. See Subsection1703-5.80.P (Wall Mural Sign).
Width-to-Height Ratio. The ratio of the horizontal size of a space measured
perpendicularly to the vertical height of a building.
Window Sign. See Subsection 1703-5.80.U (Window Sign).
Work/Live Unit. An integrated housing unit and working space in a structure that has
been designed or structurally modified to accommodate joint residential occupancy
and work activity with a substantial commercial component that may accommodate
employees and walk-in trade.
X. Definitions
No specialized terms beginning with the letter X are defined at this time.
Y. Definitions
Yard. The area between the Buildable Area on a lot and a lot line.
1. Yard, Front. The area between the Buildable Area on a lot and the front lot line.
2. Yard, Side. The area bounded by the Building Area on a lot, a side lot line, the front
lot line and the rear lot line.
3. Yard, Rear. The area between the Buildable Area on a lot and the rear lot line.
Yard Sign. See Subsection 1703-5.80.R (Yard Sign).
Z. Definitions
No specialized terms beginning with the letter Z are defined at this time.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

9-11

1703-9.20

Form-Based Code Glossary

Glossary of Land Use Terms

1703-9.20

Glossary of Land Use Terms

A. Definitions
Accessory Building/Structure. A structure physically detached from, secondary and
incidental to, and commonly associated with a primary structure and/or use on the same
site. Accessory structures normally associated with a residential use property include,
but are not limited to: garages (unenclosed or enclosed) for the storage of automobiles
(including incidental restoration and repair), personal recreational vehicles and other
personal property; studios; workshops; greenhouses (noncommercial); enclosed cabanas
and pool houses; and storage sheds.
Accessory structures normally associated with a non-residential use property include, but
are not limited to: garages (unenclosed or enclosed) for the storage of automobiles and
work related vehicles and equipment (including incidental restoration and repair); storage
structures; workshops; and studios.
Accessory Uses. A use subordinate, customarily incidental and exclusive to the principal
use of a building or land and located on the same lot as the principal building or use
except as otherwise specified.
Alcoholic Beverage Sales. The retail sale of beer, wine, and/or spirits for on-site or off-site
consumption, either as part of another retail use or as a primary business activity.
Animal Services. An establishment used by a veterinarian where animals are treated.
1. Animal Services, Boarding. A commercial facility for the grooming, keeping,
boarding or maintaining of five or more animals (four months of age or older), except
for dogs or cats for sale in pet shops or in animal hospitals. Includes pet day care.
Artisan Production. See " Production, Artisan".
Automatic Teller Machine (ATM). A type of banking and financial services with
automated or self-service banking features with no staff or personnel provided.
B. Definitions
Bank/Financial Services. Financial institutions, including, but not limited to: banks
and trust companies, credit agencies, holding (but not primarily operating) companies,
lending and thrift institutions, other investment companies, securities/commodity
contract brokers and dealers, security and commodity exchanges, and vehicle finance
(equity) leasing agencies. Does not include check-cashing stores. (See also Automatic
Teller Machine (ATM).)
C. Definitions
Cemetery. A burial ground for the interment of the human dead, including columbaria
and mausoleums, but excluding crematories or mortuaries classified as Undertaking,
funeral and interment services.
Community Garden. A site used for growing plants for food, fiber, herbs, and flowers
and shared and maintained by community residents.
Cultural Institution. A nonprofit institution engaged primarily in the performing arts
or in the display or preservation of objects of interest in the arts or sciences that are open
to the public on a regular basis. This classification includes performing arts centers for
theater, dance and events, museums, historical sites, art galleries, libraries, aquariums
and observatories.

9-12

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Form-Based Code Glossary

1703-9.20
Glossary of Land Use Terms

D. Definitions
Day Care Center. An establishment, other than a Day Care Home, licensed by the State
of Ohio when required and providing care and supervision for seven or more persons
on a less than 24-hour basis. This classification includes nursery schools, preschools, day
care centers for children or adults and any other day care facility licensed by the State of
Ohio.
Day Care Home
1. Day Care Home, Adult. A day care facility located in a permanent residence where
an occupant of the residence provides care and supervision for three or fewer adults
at one time with no outside employees.
2. Day Care Home, Type A. A child care facility located in a permanent residence
where an occupant of the residence provides care and supervision for seven to twelve
children at one time, including children under the age of 6 related to the provider.
The provider must be licensed by the State of Ohio Department of Human Services
and can have no more than one employee assisting.
3. Day Care Home, Type B. A child care facility located in a permanent residence
where an occupant of the residence provides care and supervision for six or fewer
children at one time, including children under the age of 6 related to the provider. No
employees are permitted.
Drive-Through Services. Facilities where food or other products may be purchased or
services may be obtained by motorists without leaving their vehicles. Examples of drivethrough sales facilities include fast-food restaurants, drive-through coffee, photo stores,
pharmacies, bank teller windows and ATMs, dry cleaners, etc., but do not include gas
station or other vehicle services which are separately defined under "Vehicle Sales and
Services."
Dwelling. A room or group of internally connected rooms that have sleeping, cooking,
eating, and sanitation facilities, but not more than one kitchen, which constitute an
independent housekeeping unit, occupied by or intended for one household on a longterm basis.
1. Dwelling, Accessory. An auxiliary dwelling unit located within an accessory
structure of a primary dwelling unit on the lot. Includes, but is not limited to
dwelling units in guest houses, pool houses and carriage houses, above or beside a
garage.
E. Definitions
Eating or Drinking Establishment. A business selling ready-to-eat food and/or
beverages for on- or off-premise consumption that can be classified as one of the
following three sub-categories of the use:
F. Definitions
Furniture and Fixture Manufacturing. A business that manufactures wood and metal
household furniture and appliances; bedsprings and mattresses; all types of office
furniture and partitions, shelving, lockers and store furniture; and miscellaneous drapery
hardware, window blinds and shades. Includes furniture re-upholstering businesses, and
wood and cabinet shops, but not sawmills or planning mills.
G. Definitions
City of Cincinnati Form-Based Code

Final Draft 2/15/13

9-13

1703-9.20

Form-Based Code Glossary

Glossary of Land Use Terms

General Retail. Stores and shops intended to serve the City as destination retail, rather
than convenience shopping. Examples of these stores and lines of merchandise include:
Art galleries; retail; art supplies, including framing services; books, magazines, and
newspapers; cameras and photographic supplies; clothing, shoes, and accessories;
collectibles (cards, coins, comics, stamps, etc.); drug stores and pharmacies; dry goods;
fabrics and sewing supplies; furniture and appliance stores; hobby materials; home
and office electronics; jewelry; luggage and leather goods; musical instruments; parts;
accessories; small wares; specialty grocery store; specialty shops; sporting goods and
equipment; stationery; toys and games; variety stores; videos, DVDs, records, and CDs,
including rental stores. Does not include Sexually Oriented Business.
H. Definitions
Home Occupation. Residential premises used for the transaction of business or the
supply of professional services. Home occupation shall be limited to the following: agent,
architect, artist, broker, consultant, draftsman, dressmaker, engineer, interior decorator,
lawyer, notary public, teacher, and other similar occupations, as determined by the
Director. No external employees are allowed.
Home Office. Residential premises used for the transaction of business or the supply
of professional services which employ up to three external employees. Home office
shall be limited to the following: agent, architect, artist, broker, consultant, draftsman,
dressmaker, engineer, interior decorator, lawyer, notary public, teacher, and other similar
occupations, as determined by the Director.
I. Definitions
No specialized terms beginning with the letter I are defined at this time.
J. Definitions
No specialized terms beginning with the letter J are defined at this time.
K. Definitions
No specialized terms beginning with the letter K are defined at this time.
L. Definitions
Live/Work Unit. An integrated housing unit and working space, occupied and utilized
by a single household in a structure that has been designed or structurally modified
to accommodate joint residential occupancy and work activity, and which includes:
complete kitchen space and sanitary facilities in compliance with the Building Code; and
working space reserved for and regularly used by one or more occupants of the unit.
Lodging
1. Lodging, Bed & Breakfast. The use of a single residential structure for commercial
lodging purposes, with up to five bedrooms used for the purpose of lodging transient
guests and in which meals may be prepared for them, provided that no meals may be
sold to persons other than such guests.
2. Lodging, Hotel. A lodging establishment of 25 or more rooms in a building or
group of buildings offering transient lodging accommodations on a daily rate to the
general public. Additional services may include a restaurant, meeting rooms, and
recreational facilities.

9-14

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Form-Based Code Glossary

1703-9.20
Glossary of Land Use Terms

3. Lodging, Inn. A building or group of buildings used as a lodging establishment

having 6 to 24 guest rooms providing overnight accommodations and breakfast to
transient guests.
M. Definitions
Media Production. Facilities for motion picture, television, video, sound, computer, and
other communications media production.
Medical Services
1. Medical Services, Clinic. A facility other than a hospital where medical, mental
health, surgical and other personal health services are provided on an outpatient
basis. Examples of these uses include: medical offices with five or more licensed
practitioners and/or medical specialties, outpatient care facilities, urgent care
facilities, other allied health services. These facilities may also include incidental
medical laboratories. Counseling services by other than medical doctors or
psychiatrists are included under Offices - Professional/Administrative.
2. Medical Services, Doctor Office. A facility other than a hospital where medical,
dental, mental health, surgical, and/or other personal health care services are
provided on an outpatient basis, and that accommodates no more than four licensed
primary practitioners (for example, chiropractors, medical doctors, psychiatrists,
etc., other than nursing staff) within an individual office suite. A facility with five
or more licensed practitioners is instead classified under Medical Services Clinic,
Urgent Care. Counseling services by other than medical doctors or psychiatrists are
included under Office Professional, Administrative.
Meeting Facilities. A facility for public or private meetings, including: community
centers, civic and private auditoriums, Grange halls, union halls, meeting halls for
clubs and other membership organizations, etc. Also includes functionally related
internal facilities such as kitchens, multi-purpose rooms, and storage. Does not include
conference and meeting rooms accessory and incidental to another primary use, and
which are typically used only by on-site employees and clients, and occupy less floor
area on the site than the offices they support. Does not include: cinemas, performing
arts theaters, indoor commercial sports assembly or other commercial entertainment
facilities. Related on-site facilities such as day care centers and schools are separately
defined and regulated.
N. Definitions
No specialized terms beginning with the letter N are defined at this time.
O. Definitions
Office: Professional. Office-type facilities occupied by businesses that provide
professional services, or are engaged in the production of intellectual property. Examples
of these uses include: accounting, auditing and bookkeeping services, advertising
agencies, attorneys, business associations, chambers of commerce, commercial art
and design services, construction contractors (office facilities only), counseling
services, court reporting services, design services including architecture, engineering,
landscape architecture, urban planning, detective agencies and similar services, doctors,
educational, scientific and research organizations, financial management and investment
counseling, literary and talent agencies, management and public relations services, media
postproduction services, news services, photographers and photography studios, political
campaign headquarters, psychologists, secretarial, stenographic, word processing, and
City of Cincinnati Form-Based Code

Final Draft 2/15/13

9-15

1703-9.20

Form-Based Code Glossary

Glossary of Land Use Terms

temporary clerical employee services, security and commodity brokers, writers' and
artists' offices.
Outdoor Entertainment. The provision of television or musical, theatrical, dance,
cabaret, or comedy act performed by one or more persons either electronically amplified
or not and/or any form of dancing by patrons and guests outside of the principal building
on a deck or patio.
P. Definitions
Park, Open Space, Playground. Facilities which include community centers, playing
fields, courts, gymnasiums, swimming pools, wave pools, spraygrounds, picnic facilities,
golf courses and country clubs, zoos and botanical gardens, as well as related food
concessions.
Parking Facility, Public or Private. Parking lots or structures operated by the City or
a private entity, providing parking either for free or for a fee. Does not include towing
impound and storage facilities.
Personal Services. Establishments that provide non-medical services to individuals
as a primary use. Examples of these uses include: barber and beauty shops, clothing
rental, dry cleaning pick-up stores with limited equipment, home electronics and small
appliance repair, laundromats (self-service laundries), locksmiths, massage (licensed,
therapeutic, non-sexual), nail salons, pet grooming with no boarding, shoe repair shops,
tailors, tanning salons. These uses may also include accessory retail sales of products
related to the services provided.
Production.
1. Production, Artisan. Establishments primarily engaged in on-site production of
goods by hand manufacturing, involving the use of hand tools and small-scale
equipment.
2. Production, General. Manufacturing of products, from extracted or raw materials,
or recycled or secondary materials, or bulk storage and handling of such products
and materials. This classification includes: food, beverage and tobacco product
manufacturing; textile mills; textile product mills; apparel manufacturing;
leather and allied product manufacturing; wood product manufacturing;
paper manufacturing; chemical manufacturing; plastics and rubber products
manufacturing; nonmetallic mineral product manufacturing; transportation
equipment manufacturing; primary metal manufacturing; and fabricated metal
product manufacturing.
3. Production, Intensive high impact. Manufacturing of acetylene, cement, lime,
gypsum or plaster-of-Paris, chlorine, corrosive acid or fertilizer, insecticides,
disinfectants, poisons, explosives, paint, lacquer, varnish, petroleum products, coal
products, plastic and synthetic resins and radioactive materials. This group also
includes smelting, animal slaughtering and oil refining.
4. Production, Limited. Manufacturing of finished parts or products, primarily from
previously prepared materials. This classification includes: machinery manufacturing,
food manufacturing, computer and electronic product manufacturing; electrical
equipment, appliance, component manufacturing, and other uses as determined by
the Director of Buildings and Inspections.
Printing & Publishing. An establishment engaged in printing by letterpress, lithography,
gravure, screen, offset, or electrostatic (xerographic) copying; and other establishments
9-16

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Form-Based Code Glossary

1703-9.20
Glossary of Land Use Terms

serving the printing trade such as bookbinding, typesetting, engraving, photoengraving

and electrotyping. This use also includes establishments that publish newspapers, books
and periodicals; and establishments manufacturing business forms and binding devices.
Quick printing services are included in the definition of Business Support Services.
Public Safety Facility. A facility operated by a public agency including fire stations, other
fire preventive and fire-fighting facilities, police and sheriff substations and headquarters,
including interim incarceration facilities. May include ambulance dispatch on the same
site.
Q. Definitions
No specialized terms beginning with the letter Q are defined at this time.
R. Definitions
Recreational Facility
1. Recreational Facility, Indoor. An establishment providing indoor amusement and
entertainment services for a fee or admission charge, including:
Bowling alleys, coin-operated amusement arcades, electronic game arcades (video
games, pinball, etc.), ice skating and roller skating, pool and billiard rooms as
primary uses.
Any establishment with four or more electronic games or amusement devices (e.g.,
pool or billiard tables, pinball machines, etc.) or a premises where 50 percent or more
of the floor area is occupied by electronic games or amusement devices is considered
a commercial recreation facility. Three or fewer machines or devices are not
considered a use separate from the primary use of the site. Does not include Sexually
Oriented Business.
2. Recreational Facility, Outdoor. A facility for outdoor recreational activities where
a fee is charged for use. Examples include: amusement and theme parks; camping
and picnicking areas; go-cart tracks; golf driving ranges; miniature golf courses; and
water slides. May also include commercial facilities customarily associated with the
above outdoor commercial recreational uses, including bars and restaurants, video
game arcades, etc. Does not include golf courses and country clubs.
Religious Assembly. An establishment for religious worship and other religious
ceremonies, including religious education, rectories and parsonages, offices, social
services, columbaria and community programs.
Research and Development. An establishment primarily engaged in the research,
development and controlled production of high technology electronic, industrial or
scientific products or commodities for sale. This classification includes biotechnology
firms and manufacturers of nontoxic computer components.
S. Definitions
Sexually Oriented Business. Sexually oriented business means an adult arcade, adult
bookstore, adult novelty store, adult video store, adult cabaret, adult motel or adult
entertainment out-call service in the form of semi-nude dancing or exhibition, adult
motion picture theater, adult theater, semi-nude model studio or sexual establishment as
further defined in Chapter 899 of the Municipal Code.
Storage

City of Cincinnati Form-Based Code

Final Draft 2/15/13

9-17

1703-9.20

Form-Based Code Glossary

Glossary of Land Use Terms

1. Storage, Outdoor. The storage of various materials outside of a structure other than
fencing, either as an accessory or primary use.
2. Storage, Personal Storage Facility. Structures containing generally small, individual,
compartmentalized stalls or lockers rented as individual storage spaces and
characterized by low parking demand.
Studio: Art, Music, Dance. Small-scale facilities, typically accommodating no more than
two groups of students at a time, in no more than two instructional spaces. Examples
of these facilities include: individual and group instruction and training in the arts;
production rehearsal; photography, and the processing of photographs produced only
by users of the studio facilities; martial arts training studios; gymnastics instruction,
and aerobics and gymnastics studios with no other fitness facilities or equipment. Also
includes production studios for individual musicians, painters, sculptors, photographers,
and other artists.
T. Definitions
No specialized terms beginning with the letter T are defined at this time.
U. Definitions
Utility. Installations or facilities or means for furnishing to the public, electricity, gas,
steam, communications, water, drainage, sewage disposal, or flood control, irrespective
of whether such facilities or means are underground or above ground; utilities may be
owned and operated by any person, firm, corporation, municipal department or board,
duly appointed by state or municipal regulations. Utility or utilities as used herein may
also refer to such persons, firms, corporations, departments, or boards.
V. Definitions
Vehicle Sales and Rental. A retail or wholesale establishment selling and/or renting
automobiles, trucks, vans, trailers, motorcycles, and/or scooters with internal combustion
engines. May also include repair shops and the sales of parts and accessories incidental
to vehicle dealerships. Does not include the sale or rental of trailers, boats, and/or RVs;
businesses dealing exclusively in used parts, auto wrecking and/or salvage; the sale of
auto parts/accessories separate from a vehicle dealership; or service stations (see Vehicle
Service Stations).
Vehicle Services
1. Vehicle Services, Minor Maintenance and Repair. Incidental minor repairs to
include replacement of parts and service to passenger cars, but not including any
operation defined as automobile repair, major, or any other operation similar
thereto.
2. Vehicle Services, Major Maintenance and Repair. General repair, rebuilding or
reconditioning of engines, motor vehicles or trailers; collision service including body
or frame, straightening or repair, overall painting, or paint shop.
3. Vehicle Services, Service Station. A building and/or lot or use having pumps and
storage tanks where motor vehicle fuels or lubricating oil or grease or accessories for
motor vehicles are dispensed, sold, or offered for sale at retail only; where deliveries
are made directly into motor vehicles, including greasing and oiling on the premises
and car washing; and where repair services is incidental to the use. Incidental
accessory retail sales are limited to 1,800 square feet of convenience market.
W. Definitions
9-18

Final Draft 2/15/13

City of Cincinnati Form-Based Code

Form-Based Code Glossary

1703-9.20
Glossary of Land Use Terms

Wholesaling and Distributions. An establishment engaged in selling merchandise

to retailers; to contractors, industrial, commercial, institutional, farm, or professional
business users; to other wholesalers; or acting as agents or brokers in buying
merchandise for or selling merchandise to such persons or companies. Examples of these
establishments include: agents, merchandise or commodity brokers, and commission
merchants, assemblers, buyers and associations engaged in the cooperative marketing
of farm products, merchant wholesalers, stores primarily selling electrical, plumbing,
heating and air conditioning supplies and equipment.
Wireless Telecommunications Facility. Public, commercial and private electromagnetic
and photoelectric transmission, broadcast, repeater and receiving stations for radio,
television, telegraph, telephone, data network, and wireless communications, including
commercial earth stations for satellite-based communications. Includes antennas,
commercial satellite dish antennas, and equipment buildings. Does not include telephone,
telegraph and cable television transmission facilities utilizing hard-wired or direct cable
connections.
X. Definitions
No specialized terms beginning with the letter X are defined at this time.
Y. Definitions
No specialized terms beginning with the letter Y are defined at this time.
Z. Definitions
No specialized terms beginning with the letter Z are defined at this time.

City of Cincinnati Form-Based Code

Final Draft 2/15/13

9-19

1703-9.20

Form-Based Code Glossary

This page intentionally left blank

9-20

Final Draft 2/15/13

City of Cincinnati Form-Based Code