TRANSIT ORIENTED DEVELOPMENT OVERLAY DISTRICT.
Madison General Ordinances § 28.104
in effect28.104 - TRANSIT ORIENTED DEVELOPMENT OVERLAY DISTRICT.
(1) Statement of Purpose. The Transit Oriented Development ("TOD") Overlay District is intended to support investment in and use of public transit and bicycle connections. It does this by fostering development that intensifies land use and economic value around transit stations and by promoting a mix of uses that will enhance the livability of station areas.
The district is also intended to:
(a) Provide increased mobility choices.
(b) Improve pedestrian connections, traffic and parking conditions.
(c) Foster high-quality buildings and public spaces that help create and sustain long-term economic vitality.
(2) Applicability. The TOD Overlay District is depicted on the maps below. This Ordinance applies to all parcels within or partially within boundaries depicted on the map, except development in City of Madison-owned and Dane County-owned parks. (Am. by ORD-23-00071, 8-3-23)
(3) Residential Districts.
(a) Permitted and Conditional Uses in Addition to Uses in Base Zoning District.
Residential Districts
SR-C1 | SR-C2 | SR-C3 | SR-V1 | SR-V2 | TR-C1 | TR-C2 | TR-C3 | TR-C4 | TR-V1 | TR-V2 | TR-U1 | TR-U2 | TR-R | TR-P
Residential - Family Living
Multi-family dwelling (4 dwelling units) | P* | P* | P* | P | P | P* | P* | P* | P* | P | P | P | P | P* | P
Multi-family dwelling (5-8 units) | P | P | P* | P | P | P | P
Multi-family dwelling (9-12 units) | P* | P | P | P | P | P
Multi-family dwelling (13-24 units) | P | P* | P | P | P
Multi-family dwelling (25-36 units) | P* | C | P* | P | P
Multi-family dwelling (37-60 units) | C | C | C | P* | P
Single-family attached dwelling (3-4 dwelling units) | P* | P* | P* | P | P | P* | P* | P* | P* | P | P | P | P | P* | P
Single-family attached dwelling (5-8 dwelling units) | P* | P | P* | P* | P | P | P
Three-family dwelling - three-unit | P* | P* | P* | P | P | P | P* | P* | P | P | P | P | P | P* | P
Two-family dwelling - twin | P* | P* | P | P | P | P* | P* | P* | P | P | P | P | C | P | P
Two-family dwelling - two-unit | P* | P* | P | P | P | P* | P* | P* | P | P | P | P | C | P | P
* (Asterisk) indicates allowable uses changed by the TOD Overlay District.
(b) Residential District Building Forms.
Building Form | SR-C1 | SR-C2 | SR-C3 | SR-V1 | SR-V2 | TR-C1 | TR-C2 | TR-C3 | TR-C4 | TR-V1 | TR-V2 | TR-U1 | TR-U2 | TR-R | TR-P
Single-Family Detached Building | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ | ✓
Civic/Institutional Building | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ | ✓
Two-Family, Two-Unit | ✓* | ✓* | ✓ | ✓ | ✓ | ✓* | ✓* | ✓* | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ | ✓
Two-Family - Twin | ✓* | ✓* | ✓ | ✓ | ✓ | ✓* | ✓* | ✓* | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ | ✓
Three-Unit Building | ✓* | ✓* | ✓* | ✓ | ✓ | ✓* | ✓* | ✓* | ✓ | ✓ | ✓ | ✓* | ✓* | ✓* | ✓
Single-Family Attached | ✓* | ✓* | ✓* | ✓ | ✓ | ✓* | ✓* | ✓* | ✓* | ✓* | ✓ | ✓ | ✓ | ✓* | ✓
Small Multi-Family Building | ✓* | ✓* | ✓* | ✓ | ✓ | ✓* | ✓* | ✓* | ✓* | ✓ | ✓ | ✓ | ✓ | ✓* | ✓
Large Multi-Family Building | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ | ✓
Courtyard Multi-Family Building | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ | ✓
Podium Building | ✓ | ✓ | ✓
* (Asterisk) indicates allowable forms changed by the TOD Overlay District.
(c) Dimensional Requirements, Permitted and Conditional Uses. The following height limits apply to only non-residential uses and buildings with over two residential units.
Zoning District | Maximum Height
SR-V2 | 4 stories/52 feet*
TR-V2 | 4 stories/52 feet*
TR-U2 | 5 stories/68 feet* Building height exceeding the maximum may be allowed with conditional use approval.
* (Asterisk) indicates dimensional standards changed by the TOD Overlay District.
(4) Mixed-Use and Commercial Districts.
(a) Permitted and Conditional Uses in Addition to Uses in Base Zoning District.
Mixed-Use and Commercial Districts
NMX | TSS | CC-T
Residential - Family Living
Dwelling units in mixed-use buildings (25-48 units) | P/C* | P/C | P/C
Dwelling units in mixed-use buildings (49-60 units) | C | P/C* | P/C
Dwelling units in mixed-use buildings (61-100 units) | C | C | P/C*
* (Asterisk) indicates allowable uses changed by the TOD Overlay District.
(b) Dimensional Requirements, Permitted and Conditional Uses.
Zoning District | Maximum Height
NMX | 4 stories/60 feet.* Building height exceeding the maximum may be allowed with conditional use approval.
TSS | 4 stories/60 feet.* Building height exceeding the maximum may be allowed with conditional use approval.
CC | 6 stories/90 feet.* Heights exceeding the maximum may be allowed with conditional use approval.
RMX | 8 stories/116 feet.* Building height exceeding the maximum may be allowed with conditional use approval.
* (Asterisk) indicates dimensional standards changed by the TOD Overlay District.
(5) Employment Districts.
(a) Permitted and Conditional Uses in addition to Uses in Base Zoning District.
Employment Districts
TE
Residential - Family Living
Dwelling units in mixed-use buildings (<25 units) | P*
* (Asterisk) indicates allowable uses changed by the TOD Overlay District.
(6) Prohibited Principal Uses.
(a) Auto sales.
(b) Car wash.
(c) Private parking facility - surface parking lot.
(7) Site Standards for Buildings.
Applicability. The following standards are applicable to all new principal buildings and major expansions [fifty percent (50%) or more of building floor area] for non-residential uses and buildings with over two (2) residential units. Standards shall apply only to the portion of the building that is new or expanded.
(a) Maximum Principal Building Setbacks.
1. At least thirty percent (30%) of primary street-facing building facades shall be setback no more than twenty (20) feet from the primary street. Buildings shall occupy at least thirty percent (30%) of the primary street frontage. Setbacks from private streets shall be measured from interior private access road curb faces or edges of pavement.
2. On a corner lot, at least thirty percent (30%) of street-facing building facades shall be setback no more than twenty (20) feet from the primary street and no more than twenty (20) feet from the secondary street more or less perpendicular to the primary street. Buildings shall occupy at least thirty percent (30%) of the primary street frontage. On lots with more than one (1) corner, only the corner with the primary and secondary streets shall be required to meet this provision. Setbacks from private streets shall be measured from interior private access road curb faces or edges of pavement.
3. When more than one (1) principal building is developed on a zoning lot, additional buildings shall be exempt from the maximum setback requirement if approved and constructed concurrently with or after a principal building or buildings that:
i. Comply with the maximum building setback requirements; and
ii. Occupy at least thirty percent (30%) of each street frontage of the zoning lot. This percentage may be reduced to allow the minimum width for vehicular ingress and egress.
(b) Entrance Orientation. Principal building entrances on all new buildings shall be oriented to their primary abutting street and be located within the maximum setback. The entrance shall have a functional, operable door and remain open to the public during the same hours as all other public building entrances. Additionally, secondary entrances may be oriented to a secondary street or parking area. Entrances shall be barrier-free, clearly visible and identifiable from the street, and delineated with elements such as roof overhangs, recessed entries, landscaping or similar design features. For buildings with multiple non-residential tenants, a minimum of one (1) tenant space shall have an entrance that meets these requirements. Other tenant spaces shall be connected to the street with a private sidewalk connection.
(c) Minimum Number of Stories and Height. A minimum of two (2) stories is required for a minimum of seventy-five percent (75%) of the building footprint. In buildings with five (5) or more stories, each story above the first floor must be a minimum of fifty percent (50%) of the building footprint. The following uses are exempt from the minimum number of stories and height:
1. Greenhouse, nursery.
2. Place of worship.
3. Public safety or service facilities.
4. Recreation, community, and neighborhood centers.
5. Transit station, transfer point.
6. Counseling/Community Service Organization, when located in an employment district. (Cr. by ORD-23-00070, 8-3-23)
(8) Site Standards for Automobile Infrastructure.
(a) Applicability. The following standards are applicable to non-residential uses, and buildings with over three (3) residential units when there is a new principal building or when there is a major expansion [fifty percent (50%) or more of building floor area] of a principal building. Additionally, new automobile infrastructure must comply and no increase in the nonconformity of existing automobile infrastructure is permissible.
(b) If located on the surface, automobile infrastructure must meet the following standards.
1. Automobile infrastructure shall not be located between the primary public or private street and the plane of the principal building's primary street-facing facade except for a driveway more or less perpendicular to the corresponding building street-facing facade, connecting directly from the street to other automobile infrastructure located in an allowable location.
2. On a corner lot, automobile infrastructure shall not be located between the primary street and the plane of the principal building's primary street- facing facade and shall not be located between the secondary public or private street more or less perpendicular to the primary street and the plane of the secondary street-facing facade except for a driveway more or less perpendicular to the corresponding building street-facing facade, connecting directly from the street to other automobile infrastructure located in an allowable location. On lots with more than one corner, only the corner with the primary and secondary (public or private) streets shall be required to meet this provision.
3. Automobile infrastructure shall be setback from the primary and secondary street equal to or greater to than the principal building setback.
(c) Drive-through windows shall be located in or on a building with a minimum of three (3) stories for ninety percent (90%) of the building footprint, excluding required stepbacks and height transitions. Minimum building coverage shall be sixty percent (60%). (Am. by ORD-25-00094, 12-20-25)
(d) When there is a drive-through window as part of the building, the building shall have commercial or residential uses as allowed in the base district along the primary street frontage.
(e) Parking structures shall integrate active uses along at least fifty percent (50%) of the primary street-facing façade at the first floor.
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(Am. by ORD-25-00094, 12-20-25) (Am. by ORD-25-00094, 12-20-25) (Cr. by ORD-25-00094, 12-20-25) (Rnbd by ORD-25-00094, 12-20-25; Am. by ORD-26-00028, 6-17-26) (Am. by ORD-24-00033, 6-3-24; Rnbd by ORD-25-00094, 12-20-25) (Am. by ORD-22-00096, 9-15-22; Rpld. and Recr. by ORD-23-00013, 1-25-23; Am. by ORD-25-00011, 3-8-25)
Source: City of Madison, Wisconsin, Madison General Ordinances (Municode Library, library.municode.com)URL: https://library.municode.com/wi/madison/codes/code_of_ordinances?nodeId=COORMAWIVOIICH20--31_CH28ZOCOOR_SUBCHAPTER_28HOVDI_28.104TRORDEOVDIFetched: 11/1/2026