1103.15 BRICE & EAST MAIN STREET AND EAST MAIN STREET INSIGHT DISTRICTS.

   (a)   Purpose and Intent.

      (1)   Brice and East Main Street and the East Main Street Insight Districts are intended to create compact, mixed-use, walkable environments, remove regulatory barriers, and encourage the establishment of local enterprises (e.g. Main Street businesses, start-up makers and other platforms such as shared work spaces, community hubs, and markets). By creating this type of physical environment and reducing regulatory barriers in these two (2) insight districts, investors and start-up businesses will be more likely to deploy capital. This will, in turn, enhance community character and allow existing businesses and residents to remain along with newer uses.

      (2)    The Brice and Main Street Insight District is intended to be more of an urban, mixed-use zone or transit oriented development (TOD) that centers around a transportation hub or multi-modal transportation and leverages the area’s proximity to major public transportation routes.

      (3)    The East Main Street Insight District is intended to serve as a transportation corridor lined with compact, mixed-use, development and with standards to address the transition area where each corridor abuts adjoining neighborhoods.

      (4)   Regulations found in the insight districts that are unique to both zones include:

         A.   Transit supportive development standards: Walkways connecting streets to buildings and locating buildings or pedestrian plazas close to transit stops can set up development to accommodate future transit.

         B.   On-site facilities for pedestrian, bike, and vehicular travel: Standards for bike parking and pedestrian access, particularly within one-quarter (1/4) mile or not more than one-half (1/2) mile of a transit stop.

         C.   Adjusted regulations for nonconforming buildings and uses: Leaves the nonconforming section of the Zoning Code intact on nuisances but more lenient on improvements and adaptive re-use.

         D.   Right-sized application fees: Fees are adjusted to reflect the policies of the community. If infill and suburban retrofit is a priority, fees in those environments should be less.

         E.   Adjust front setback regulations: Amend front setback regulations to specify setback ranges instead of just minimums.

         F.   Reduced parking requirements for affordable housing: The reduction depends upon the urban/suburban context and public transportation access.

         G.   Reduced minimum parking requirements: Requiring more parking than is necessary is a financial barrier to development, wastes site area for parking, and increases impervious surface.

   (b)   Insight District Uses. The following uses are either permitted or conditional uses as indicated in the following table:

USES	BRICE AND MAIN DISTRICT (BMD)	EAST MAIN STREET DISTRICT (EMD)	SPECIFIC USE REGULATIONS
ANIMAL SERVICES
Boarding/Kennel		C
Shelter		C
Veterinary	P	P
COMMUNITY FACILITIES
Community Facility - Activity Center	P	P
Community Facility - Outdoor Recreation	P	P
Community Facility - Park	P	P
Community Facility - Public Health Safety	P	C
Community Facility - Trail	P	P
CONGREGATION
Event Center - Private Events and Conferences	P	P
Event Center - Public Meetings and Conventions	C	P
Religious Assembly		P
CULTURAL
Library	P	P
Live Theater	P	P
Movie Theater	P	P
Museum	P	P
Visual Arts Center	P	P
DWELLING
Dwelling - Assisted		C
Dwelling - Attached Single-Family	C	C
Dwelling - Group	C
Dwelling - Multi-Unit Building	C	C
Dwelling - Multi-Unit Building Complex	C	C
Dwelling - Developmental Disability	C
FOOD AND BEVERAGE
Bakery - Retail	P	P
Beverage - Brewing and Distilling	P	P	Produces less than 15,000 barrels.
Beverage Sales - Liquor and Beer Sit Down/Bar Establishment	P	P
Beverage - Retail Sales	P	P
Food Sales - Farm Market	P	P
Food Sales - Large Format Grocery	P	P	At least 25,00 sq. ft. of gross floor area with at least 1,000 sq. ft. devoted to fresh produce
Food Sales - Small Format Grocery	P	P	5,000 to 25,000 sq. ft. of gross floor area with at least 500 sq. ft. devoted to fresh produce
Food Service - Commissary/Bakery	P	P
Food Service - Deli	P	P
Food Service - Fast Casual Restaurant	P	P
Food Service - Full Service Restaurant	P	P
Food Service - Quick Serve/Fast Food With Drive Thru	C	C	See 1105.13(k)
Food Service - Quick Serve/Fast Food Without Drive Thru	P	P
EDUCATION
School - Child Day Care Center	C	C
School - College/University	P	P
School - Secondary	C	C
School - Trade	C	C
HEALTH / WELLNESS
Health and Wellness - Clinic	P	P
Health and Wellness - Fitness Facility/Gym	P	P
Health and Wellness - Massage	P	P
Health and Wellness - Physical Therapy	P	P
MANUFACTURING / PROCESS / INNOVATION
Manufacturing - Artisan	P	P
Research Facility/Laboratory	P	P
MEDICAL
Medical - Clinic	P	P
Medical - Emergency Services	P	P
Medical - Full Service Hospital	P	P
Medical - Office	P	P
Medical - Outpatient and Urgent Care	P	P	No overnight visits; ambulance services may not be provided
Medical - Psychiatric Facility - Standalone	C	C
Medical - Standalone Emergency Services	C	C
OFFICE
Office - Corporate	P	P
Office - Data Processing/Call Center	P	P
Office - Professional Services	P	P
PERSONAL SERVICES
Clothing Services - Tailor	P	P
Financial Services and Banking - with drive thru	C	P	See 1105.13(k)
Financial Services and Banking - without drive thru	P	P
Personal Care and Beauty Services	P	P
REPAIR SERVICES
Vehicular Repair - Light		C
RECREATION
Indoor Recreation Enterprise	C	C
Outdoor Recreation Enterprise	C
Private Club	P	P
Shooting Range - Indoor Only		C
Studio - Art	P	P
Studio - Gymnastics/martial arts	P	P
SALES AND EXHIBITION
Antique Shop	P	P	80% of goods must be 30 years or older or have collectible value.
Auction Facility		C	Excludes livestock and motor vehicle auctions.
Gallery - Art	P	P
Garden Center - Indoor and Outdoor		C
Retail - Convenience with gasoline		P
Retail - Convenience without gasoline		P
Retail - Large Format		P
Retail - Medium Format	P	P
Retail - Pharmacy	P	P
Retail - Shopping Center - Enclosed	P	P
Retail - Shopping Center - Outdoor	P	P
Retail - Small Format	P	P
TOURISM / VISITING
Overnight Lodging - Bed and Breakfast	P
Overnight Lodging - Boutique Hotel	P		Fewer than 30 rooms
Overnight Lodging - Hotel	P	P
Overnight Lodging - Limited Service		P
Overnight Lodging - Resort	P	P
UTILITY FACILITIES
Power Substation Facility		C
		Allowable Use	P
		Conditional Use	C

 

   (c)   Insight District Development Standards. The Brice and Main District includes the more urban attached typologies with off-street parking in a garage, driveway, or parking lot, in addition to instances of on-street, parallel parking.

LOT DIMENSIONS	LOT SIZE (MIN./MAX SQ. FT.)	NA
	LOT WIDTH (MIN./MAX.)	NA
	LOT DEPTH (MIN. FT.)	NA
	LOT FRONTAGE (MIN. FT.)	NA
A	FRONT YARD SETBACK (MIN. FT.)	5 from ROW
A	FRONT YARD SETBACK (MAX. FT.)	20 ft from ROW
B	SIDE YARD SETBACK (MIN. FT.)	10 from lot line; 10 feet between buildings
B	SIDE YARD SETBACK (MAX. FT.)	NA
B SETBACKS	SIDE YARD SETBACK (MIN./ MAX. AGGREGATE. FT.)	NA
C	REAR YARD SETBACK (MIN. FT.)	10 feet from lot line; 10 feet between buildings
C	REAR YARD SETBACK (MAX. FT.)	NA
A	LOT COVERAGE (MIN.)	50%
	LOT COVERAGE (MAX.) -INCLUDING IMPERVIOUS SFC	80%
LOT COVERAGE/ OPEN SPACE	CREDIT FOR PERVIOUS OR OTHER COMMON GREEN SPACE UP TO 10% (MAX.)	10%
	LOT COVERAGE (MAX.) - NOT INCLUDING ALL IMPERVIOUS SURFACES	100%
	OPEN SPACE (MIN.)	30%
	OPEN SPACE (MAX.)	50%
LANDSCAPE REVIEW	LANDSCAPE AND NATURAL BUFFERS	NA
DENSITY (MULTI-UNIT RESIDENTIAL)	DENSITY (MIN. UNITS PER ACRE)	12
	DENSITY (MAX. UNITS PER ACRE)	NA

 

HEIGHT   A	BUILDING HEIGHT (MIN. FT.)	35
	BUILDING HEIGHT (MAX. FT.)	75; 40 townhouse; 60 apartment building
ACCESSORY STRUCTURE DIMENSIONS	ACCESSORY BUILDING LOCATION	NP
	ADU HEIGHT (MAX. FT.)	NP
	ACCESSORY BUILDING HEIGHT (MAX. FT.)	NP
PARKING LOCATION	LOCATION	Interior of the development or structured parking
SIGN REGULATIONS	PERMITTED SIGN TYPES	Commercial uses only - Any two of the following: Awning, Monument, Projecting, Wall
DESIGN	DESIGN STANDARDS	Facade of natural materials similar in design, materials and color to majority of buildings in development; at least 60% ground floor transparency
	SITE PLAN STANDARDS	See Section 1109.19 and Supplemental Regulations below.
ELEMENT	SHOPFRONT	A
	PATIO	B

 

   (d)   Insight Zone Development Standards. The East Main Street District includes urban and some suburban typologies (division (d) Building Typologies) with off-street parking, driveway, or parking lot, in addition to instances of on-street, parallel parking.

LOT DIMENSIONS	LOT SIZE (MIN./MAX SQ. FT.)	NA
	LOT WIDTH (MIN./MAX.)	NA
	LOT DEPTH (MIN. FT.)	NA
	LOT FRONTAGE (MIN. FT.)	NA
A	FRONT YARD SETBACK (MIN. FT.)	5 ft from ROW
A	FRONT YARD SETBACK (MAX. FT.)	20 ft from ROW
B	SIDE YARD SETBACK (MIN. FT.)	NA
B	SIDE YARD SETBACK (MAX. FT.)	10 feet from lot line; 20 feet between buildings
B SETBACKS	SIDE YARD SETBACK (MIN./ MAX. AGGREGATE. FT.)	20/40
C	REAR YARD SETBACK (MIN. FT.)	30
C	REAR YARD SETBACK (MAX. FT.)	NA
A	LOT COVERAGE (MIN.)	50%
	LOT COVERAGE (MAX.) -INCLUDING IMPERVIOUS SFC	80%
LOT COVERAGE/ OPEN SPACE	CREDIT FOR PERVIOUS OR OTHER COMMON GREEN SPACE UP TO 10% (MAX.)	10%
	LOT COVERAGE (MAX.) - NOT INCLUDING ALL IMPERVIOUS SURFACES	70%
	OPEN SPACE (MIN.)	30%
	OPEN SPACE (MAX.)	50%
LANDSCAPE REVIEW	LANDSCAPE AND NATURAL BUFFERS	YES
DENSITY (MULTI-UNIT RESIDENTIAL)	DENSITY (MIN. UNITS PER ACRE)	8
	DENSITY (MAX. UNITS PER ACRE)	NA

 

HEIGHT   A	BUILDING HEIGHT (MIN. FT.)	22
	BUILDING HEIGHT (MAX. FT.)	60; 40 townhouse
ACCESSORY STRUCTURE DIMENSIONS	ACCESSORY BUILDING LOCATION	NP
	ADU HEIGHT (MAX. FT.)	NP
	ACCESSORY BUILDING HEIGHT (MAX. FT.)	NP
PARKING LOCATION	LOCATION	Rear of side yard, well-screened; private garages; structured parking
SIGN REGULATIONS	PERMITTED SIGN TYPES	Commercial uses only - Any two of the following: Awning, Monument, Projecting, Wall
DESIGN	DESIGN STANDARDS	Facade of natural materials similar in design, materials and color to majority of buildings in development; at least 60% ground floor transparency
	SITE PLAN STANDARDS	See Section 1109.19 and Supplemental Regulations below.
ELEMENT	SHOPFRONT	A
	PATIO	B

 

   (e)   Building Typologies. Buildings in the Brice and Main District (BMD) and East Main Street District (EMD) may be developed in accordance with the following typologies.

BUILDING TYPOLOGIES	BRICE AND MAIN DISTRICT (BMD)	EAST MAIN STREET DISTRICT (EMD)
DETACHED SINGLE-FAMILY BUILDING
ATTACHED SINGLE-FAMILY BUILDING	X
DUPLEX BUILDING
MULTI-UNIT BUILDING		X
MULTI-UNIT COMPLEX BUILDING	X	X
SMALL FLEX RETAIL BUILDING	X	X
MEDIUM FLEX RETAIL BUILDING	X	X
LARGE FLEX RETAIL BUILDING	X
INSTITUTIONAL FLEX BUILDING		X
BED AND BREAKFAST BUILDING
SCHOOL AND INSTITUTIONAL BUILDING
COMMUNITY CENTER BUILDING
OFFICE BUILDING	X	X
OFFICE-CORPORATE BUILDING
RETAIL LARGE FORMAT BUILDING
INDUSTRIAL BUILDING
WAREHOUSE BUILDING
PRIMARY SCHOOL BUILDING
COMMUNITY ACTIVITY CENTER BUILDING
EVENT CENTER BUILDING

 

The following supplemental regulations shall apply to all development in the Brice and Main Street and East Main Street Insight Zones. The intent of these regulations to promote the development of the City’s auto-oriented corridors to allow for more residential development and access to employment opportunities. The standards and guidelines set forth herein are not intended to stifle innovative design. Instead, these regulations should serve as minimum standards and guidelines to ensure that new development and redevelopment advances the purposes described under this section.

   (f)   Transit Supportive Development.

      (1)   Enable bus stops, pullouts, shelters, and appropriate road geometry.

      (2)   Retail, office, institutional buildings provide convenient access to transit:

         A.   Walkways connecting streets to buildings;

         B.   Within one-half (½) mile of transit stop: Bicycle facilities, including bicycle racks and areas for storing scooters; and

         C.   At major transit stops:

            1.   Buildings located within twenty (20) feet or provide pedestrian plaza;

            2.   Reasonably direct connection to buildings;

            3.    Accessibility for disabled persons;

            4.   Easement or dedication for shelter if transit provider requests;

            5.   Lighting;

            6.    Accommodations for seating or leaning;

            7.   Bicycle facilities, including bike racks and areas for storing scooters.

   (g)   Exceptions and Reductions in Parking Standards.

      (1)   There is no minimum number of required automobile parking spaces for uses within Brice and Main Street and East Main Street Insight Zones. The applicant may propose a parking standard that is different than the standard under Section 1105.01 Off-Street Parking and Loading for review and action by the Planning and Zoning Administrator.

         A.   Site has a bus stop with frequent transit service located adjacent to it, and the site’s frontage is improved with a bus stop waiting shelter, consistent with the standards of the applicable transit service provider: Allow up to a twenty (20) percent reduction to the standard number of automobile parking spaces;

         B.   Site has dedicated parking spaces for carpool or vanpool vehicles: Allow up to a ten (10) percent reduction to the standard number of automobile parking spaces;

         C.   Site has dedicated parking spaces for motorcycles, scooters, or electric carts:

         D.   Site has more than the minimum number of required bicycle parking spaces: Allow up to a five (5) percent reduction to the number of automobile parking spaces.

   (h)   Lot Coverage Bonus.

      (1)   The Planning and Zoning Administrator, subject to review, may approve increases to the lot coverage standards as follows:

         A.   Lot coverage may increase by up to one-half (½) square foot for every one (1) square foot of proposed automobile parking area to be contained in a parking structure, either above or below leasable ground floor space (e.g., residential, commercial, or civic use), not to exceed a twenty (20) percent increase in allowable coverage.

         B.   Lot coverage may increase by up to one-half (½) a square foot for every one (1) square foot of proposed parking area paving that uses a City-approved porous or permeable paving material (i.e., allowing stormwater infiltration).

         C.   Lot coverage may increase by up to one-half (½) a square foot for every one (1) square foot of City-approved water quality treatment area (e.g., vegetative swale or bio-filtration) to be provided on the subject site.

         D.   In approving increases in lot coverage under subsections A. through C. of this section, the City may require additional landscape buffering or screening, above that which is required by other provisions of this Code, and may impose reasonable conditions of approval to ensure the ongoing maintenance of parking areas and surface water management facilities.

         E.   Notwithstanding the lot coverage increases authorized by this section, all other development standards of this chapter, and other applicable provisions of this Code, must be met.

(Ord. 33-2020. Passed 3-23-20; Ord. 108-2020. Passed 12-14-20; Ord. 103-2021. Passed 7-26-21.)