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Page Three THE ZONING REPORT through small or no setbacks, liberal height limits and waiver of off-street parking require- ments. Open type commercial uses with low bulk density are discouraged. In the CBD zone, codes often require site plan and building facade design review for all proposed development, to be coordinated with nearby properties for unity and coherence of downtown development. Bonus incentives might be available for plazas, courts, arcades, pedes- trian walkways and other types of small-scale open areas. Access to buildings by dr{veways across sidewalks often is limited and freight movement is required from alleys, with docks located in courts or within buildings so that trucks do not block or unload from sidewalks. This zone cannot be mapped outside the down- town area as a freestanding zone. Codes in larger central cities might have several CBD subzones., one each for the most intensive high-rise office and retail cores, and other subzones at a lower height and building density peripheral to the high-rise zones. The downtown support heavy commercial zone, or CBD frame zon% is provided by about 40- 50% of zoning codes, generally in larger com- munities. The CBD frame zone is oriented to uses that support downtown business uses or that need a central urban location on less costly sites outside the downtown core. Codes not having a CBD frame zone provide for their CBD support uses in the light industrial zone by right and in the highway commercial zone, perhaps as conditional uses. Typical uses supporting downtown activities include office supply stores, off-street parking lots (as a temporary holding use of land pro- posed for later development), passenger trans- portation terminals, truck and freight terminals and yards~ warehouses for downtown stores, wholesaling and light industriaI businesses in high-loft buildings needing nearness to down- town uses such as a commercial printer. Typi- cal central area uses seeking less costly sites in the CBD frame area include specialized re- tail stores and services such as furniture stores, art supply, blueprinting, auto rental offices and storage lots, large parking buildings with monthly rates for downtown employees, and less expensive and less elegant hotels, motor hotels, restaurants and lower-rental of- fice buildings. Many of these uses provide free delivery and shuttle bus service to the down- town core. Planned business zones are included in all codes, generally in recent codes as overlays over the few basic business zones. But many codes provide separate freestanding shopping center zones intended to be located in newer areas and on large vacant sites in established areas, to gain the benefits of unified control over design, tenant mix and project mainte- nance. Some codes provide two shopping center zones~ one for small neighborhood centers and the other for any larger shopping centers. Moderate sized vacant tracts surrounded by residential neighborhoods that are proposed for a shopping center are assured to be developed to low-intensity standards and uses acceptable to residential neighbors if zoned only for small neighborhood centers with neighborhood-scale uses, height limits and large landscaped set- backs. Otherwise, with the general-use shop- ping center zone, tracts can be developed for any commercial use. Most codes require planned business zones to take the uses of the base zone if an overlay or the uses of the comparable business zone if a shopping center zone. Specific additional uses can be added or omitted by the elected board when it approves the rezoning, to be allowed in the project at any time in the future.' Office, research and parking business support zones and overlay districts Zoning codes with office zones have a profes- sional offices transition zone intended to be located on small sites as a buffer or transition be~veen residential and business zones. The zone often is mapped at the terminus of a strip commercial zone along major streets to provide October 21, 1994 Issue