1. Form District Types.

2. Form District Map.

a. Figure 2.01 is the form district map. This map indicates the form district designation for all of the parcels within the FBC area. Form district designations are made based on the geographic location of each parcel and the relationships between adjacent form districts and streets.

i. Most of the district boundaries between different form districts are drawn along existing parcel lines.

(A) Changes to form district designation for parcels along a form district boundary may be considered for approval by the community development director only if parcels on both sides of the boundary are to be developed as part of the same lot.

(1) Form district boundaries may deviate from parcel boundaries if the new form district boundary is clearly indicated and dimensioned on a site plan and is approved by the community development director.

(2) It is important to maintain the Main Street (MS) form district designation along both sides of Main Street, as shown in Figure 2.01. Any changes to an MS district boundary shall not remove the MS district designation from the Main Street frontage of a lot. All building facades along Main Street shall meet the use, frontage, and building type requirements of the MS form district.

ii. Form district boundaries that are not drawn along existing parcel lines have been drawn in anticipation of future changes in development patterns.

(A) This type of form district boundary is subject to change as future redevelopment occurs. Changes shall fit new parcel lines, not significantly change the size of the form district, and are to be made by the community development director.

(B) For parcels containing multiple form district designations, those designations within the parcel may be changed, subject to approval by the community development director as part of the preliminary application process.

(C) Buildings may cross form district boundaries but are subject to the design requirements of each district in which each portion of the building is located.

3. Form District and Correlated FBC Sections.

a. The form district is one of the central organizing regulations within the FBC. Figure 2.02 shows the relationships between the major FBC regulations. These relationships take the form of permission and limitations for different combinations of the regulation parameters.

4. Building Type and Use in Each Form District.

1. The unique character of Midvale’s Main Street distinguishes it from the other streets in both the neighborhood and the city. Because of these distinctions, the goals for the MS form district differ from the other districts. The primary purpose of the MS district is to preserve and promote the building forms, historic character, and experience of the traditional main street.

2. The district boundary is drawn to include all land parcels that are adjacent to the Main Street right-of-way. This boundary allows the form of the entire street to be guided by the same form standards. This will build up a street that is continuously cohesive in its form, maintains the character of a traditional main street, and is legible as the city’s historic Main Street.

3. The Main Street street type is unique to the MS district. This street type provides public space with the characteristics that are compatible with the existing and historic buildings and a pedestrian-oriented Main Street experience. Shared bike lanes along Main Street introduce additional connections and people.

4. Uses permitted in the MS district are compatible with both the permitted building types and with an active town center that serves the needs of local residents. Residential uses will help activate the MS district.

5. The primary frontage along Main Street ensures that buildings front directly on the street. This provides the spatial relationship between buildings and the street that supports the pedestrian nature and active use goals for the MS district.

1. The primary purpose of this district is to guide development and redevelopment that will provide the physical and spatial forms that support a walkable, vibrant, and attractive town center. This expands the town center style development from Main Street to the greater neighborhood.

2. The TCC district is the largest district in the FBC area. The boundary is drawn to include properties along the major streets (Holden St./700 W., and Center St.) and parcels adjacent to those street-fronting properties. This guides future development and redevelopment that concentrates along these major streets and creates a town center neighborhood, rather than just a Main Street.

3. The street hierarchy is evident within the TCC district, which includes all three types of streets. These street types are complemented with frontage types that create a hierarchy of smoothly transitioning street/building spatial relationships.

4. Redevelopment in the TCC district provides an opportunity to build new streets that provide the much-needed connection across Holden Street. This increased connectivity supports multiple modes of transportation.

5. The TCC district accommodates most diversity of uses and building forms. This allows for more modern types of development, larger buildings, a wider range of styles, and a use mix that supports a thriving town center.