1. Scope and purpose. The provisions of this section apply to the Town Site (TS) Zone. The purpose of the Town Site (TS) Zone is to:
   1. Encourage high quality development to occur in historic town sites to ensure preservation of these distinct communities within the overall landscape of the county.
   2. Allow for development flexibility, creativity and encourage a compatible mix of uses, rather than their separation.
   3. Create opportunities for the development of traditional town site development patterns, with an identifiable and functional center.
   4. Provide a walkable and connected town site streetscape that gives equal consideration to pedestrians, bicycles and automobiles.
2. Uses. The Town Site Zone contains 3 subdistricts. A mix of land uses is encouraged within each subdistrict, with decreasing intensity from the town center, to the community core, and finally to the community edge.
   1. Town center. The intent of the town center subdistrict is to create an identifiable and meaningful center to the town site. This should be the location for all community-oriented uses and activities, and serve as a cultural, civic and commercial core of the town site community.
      1. Permitted uses.
         1. Churches.
         2. Schools.
         3. Community centers.
         4. Parks and community open spaces.
         5. Neighborhood scale commercial.
         6. Multiple-family residential (4 to 6 units per building).
         7. Mixed-use (office/residential, retail/office).
      2. Conditional uses.
         1. Multiple-family residential (6 to 12 units per building).
         2. Single-family, attached residential.
         3. Motorcycle or automobile sales.
         4. Veterinary office/animal hospital.
         5. Light manufacturing or production (catering kitchen, food production, cabinetry or woodworking, etc.).
   2. Community core and community edge. The intent of the community core and community edge subdistricts is to create a transition in intensity from the town center outwards to the rural areas of the county. Locations for commercial or civic uses should first occur within the town center subdistrict, but may be located within the community core areas if no constraints prevent their location within the town center. The community edge should be largely residential, but a mix of residential types and densities is encouraged.
      1. Permitted uses.
         1. Single-family, detached residential (gross densities of at least 2 units per acre).
         2. Single-family, attached residential.
         3. Multiple-family residential (4 to 6 units per building).
         4. Mixed-use (office/residential, retail/office, retail/residential).
         5. Parks and community open spaces.
      2. Conditional uses.
         1. Multiple-family residential (6 to 12 units per building).
         2. Neighborhood-scaled commercial.
3. General development standards. Development within the Town Site Zone shall occur as follows:
   1. Off-street parking shall adhere to the standards outlined in chapter 109, article IV.
   2. Landscaping shall adhere to the standards outlined in chapter 107, article III.
   3. Commercial design standards. In the TS zone, all commercial buildings must meet the commercial design standards outlined in chapter 109, article II.
   4. Development shall meet the dimensional requirements outlined in subsection (e) of this section.
   5. Each building on a lot with primary street frontage shall have an entrance facing the street. Entrances shall be accessible to the public as a regular building entry from the public sidewalk.
   6. In the town core subdistricts, entrances allowing public access from the sidewalk shall be provided at intervals of at least 50 feet to maximize street activity and pedestrian access opportunities and to minimize expanses of inactive building wall.
   7. The percentage of building frontage required along the lot width may be reduced to accommodate site plan approved pedestrian plazas located between buildings. Access to these pedestrian plazas shall be provided from the sidewalk. Building frontage percentage shall not be reduced to further accommodate parking.
   8. Pedestrian breezeways between buildings shall be a minimum of 5 feet in width.
   9. A portion of the building frontage may be set back beyond the required build-to range (RBR) up to an additional 20 feet if the space is utilized as a site plan approved courtyard or entryway that is open and accessible to the public sidewalk. This portion may be up to 40 percent of the actual building frontage and shall not be used for a parking area.
   10. The use of front yard areas for commercial-type development shall be oriented towards the pedestrian and is to include related amenities such as entrance walks, plazas, benches, bike racks, raised flower boxes or other such features.
   11. Required building frontage shall be the percentage of the total width of the lot that is required to be used as a building wall. A porte-cochere, a covered drive through, may be counted as a building wall even though it has no front or rear wall.
   12. Each building shall have separate walls to support all loads independently of any walls located on an adjacent lot. Buildings with side-facing windows shall provide necessary light and air shafts within their own lot without relying on the side yard of an adjacent lot.
   13. Front porches, balconies or stoops may extend up to 10 feet into front yards; provided, that walls, screened areas or railings that are within the front yard do not exceed 42 inches in height above the floor of the porch, balcony or stoop.
   14. Side areas that exceed 15 feet in width shall not be located to another side area that exceeds 15 feet in width unless the areas are used as a unified public gathering area or courtyard.
   15. The street level floor elevation shall be no more than 12 inches above the fronting sidewalk elevation.
   16. Windows of tinted or reflective glass may not be located between 2 feet and 9 feet above sidewalk grade on street-facing facades.
4. Regulating plan.
   1. The Town Site Zone regulating plan consists of town site illustration maps for each town site identified in the Comprehensive Plan and the building form and lot type standards. The Comprehensive Plan identifies 7 historic town sites for future town site development under these regulations:
      1. Archer.
      2. Burton.
      3. Dalby.
      4. Hibbard.
      5. Lyman.
      6. Plano (Hyatt).
      7. Salem.
      8. Thornton.
         Additional historic town sites exist in the county. Landowners in these and other parts of the county have the ability to develop beyond the base agricultural or transitional agricultural zoning through a zoning map change, and a zoning text amendment for reclassification as a master planned community, or as a new town site, providing that all requirements of chapter 115 are met.
   2. Each town site regulating plan consists of 3 subdistricts: Town center, community core, and town edge. See uses for descriptions of each subdistrict. The individual town site regulating plans designate the boundary extents of the 3 subdistricts, and which building form and site envelope standards apply. The regulating plan identifies the appropriate locations of different building sites and uses, and the town site's key roadways. The regulating plan may be amended in conjunction with a zoning map change application. Lot types allowed within the 3 subdistricts are as follows:
      1. Town center. Traditional Main Street lot, civic/cultural lot, brownstone/live-work lot.
      2. Community core. Traditional house lot, brownstone/live-work lot, traditional Main Street lot.
      3. Community edge. Traditional house lot, brownstone/live-work lot.
5. Building form and site envelope standards.
   1. The regulating plan identifies 3 specific subdistricts within each town site. Within those subdistricts, 4 unique lot types have been identified and development regulations established for each unique type:
      1. Traditional house lot. Used for single-family, detached residential uses.
      2. Civic/cultural lot. Used for churches, schools, community centers, post offices, parks, or other civic or quasi-public uses.
      3. Traditional town center lot. Used for neighborhood scaled commercial uses.
      4. Brownstone/live-work lot. Used for mixed-use that may include residential over office or retail, or for single-family, attached, residential uses. Unique lot types may occur in more than 1 of the 3 town site subdistricts, and the building form and site envelope standards for each lot type shall apply to all such lots within the Town Site Zone.
   2. The various lot types and related development standards allowed for each of the subdistricts are defined in the lot type illustrations, on file in the county planning and zoning department. The development specifications for the various lot types include provisions for:
      1. Height. Specifies the maximum, and in some cases minimum, height of structures within a particular lot type.
      2. Siting. Specifies how the primary structure should be situated on the lot, and its preferred orientation to the street.
      3. Setbacks. Specifies a required build-to-range, or an acceptable front setback of the primary structure from the street.
      4. Building frontage. Specifies the required width of the primary structure in relation to the lot width.
      5. Lot width. Specifies the minimum and maximum widths of lots.
      6. Solid to void ratio. Specifies the required ratio of structure facade voids/openings, such as windows and doors, to the facade solids/walls.
      7. Unit totals. Specifies the number of individual commercial or residential units that may be constructed adjacent to one another.
      8. Uses. Specifies the specific uses which may take place within the structure (residential, retail, office, etc.).
         Additionally, character examples are provided to offer various examples of appropriate building form and context. These examples are not presented as recommendations on architectural style. The building form and site envelope standards may be amended in conjunction with a zoning text amendment.

(Prior Code, title 10, § 4.10)