Downtown Specific Plan - Part 1 - City of Brawley

Brawley Downtown Specific Plan
2.2 downtown overlay district
In September 2008, the City of Brawley adopted its General Plan Update.
One of the distinctive changes to the plan was the addition of a Downtown
Overlay District (DOD), which outlines specific policies for revitalizing
Downtown Brawley. Those policies include the following:
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Re-establish the Brawley Central Business District as a major regional
shopping, marketing, and office/commercial area for north Imperial
County, while maintaining and encouraging a pedestrian friendly
Downtown “village” environment.
Develop and implement design guidelines that will preserve and
enhance the character of the City of Brawley Central Business
District and enhance Downtown “village” environment.
Encourage specific plans which describe necessary circulation and
infrastructure systems and specific land uses desired within Special
Study areas.
Consider adopting a specific plan for the DOD following the
adoption of the update to the General Plan in order to provide
greater direction for future developments. As part of a Special
Study Area, the DOD would benefit from a Specific Plan that would
further study and evaluate development options in the District.
The City’s DOD includes three sub-districts, each with a different vision.
With the exception of areas designated for industrial uses, the DOD may
allow densities and/or a combination of uses that would not otherwise be
allowed by a single land use designation anywhere else in the City.
Figure 2-2 (Downtown Overlay District) graphically represents the three
DOD districts within the Specific Plan Area, and the following sections
describe the general focus and intent of the three DOD districts.
2.2.1 Civic Center district (1)
The Civic Center District is intended to encourage the greatest densities
within the City, while maintaining a safe and small town “village” Downtown
center. This is the heart of the City, which contains many opportunities for
revitalization. The street network surrounding the City Hall, North Plaza
Street and South Plaza Street, resembles a diamond shape and provides a
unique connection to the adjacent and nearby uses. The overlay area will help
to increase the area’s position as the City’s cultural, civic, and entertainment
center within a walkable, pedestrian scale village atmosphere.
The Civic Center District, with the exception of areas with an industrial
designation, may permit up to 25 dwelling units per net acre of land
(including any density bonuses) with a variety of residential, retail and office
commercial, recreational, and civic uses. This District does not provide
any density bonuses for areas with an industrial designation. Residential
developments must include ground floor commercial uses. The maximum
height of any future development shall be no greater than five (5) stories.
The Civic Center District also encompasses a few industrial designated
parcels along the Union Pacific Railroad corridor. New developments in this
area must ensure adequate buffers and compatibility between any industrial
and residential properties and other sensitive receptors with regard to but
not limited to the following potential hazards: noise; hazardous and/or toxic
air contaminants; and hazardous and/or toxic substances.
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Maximum DUs/Net Acre = 25 (Includes Density Bonus)
Maximum Building Height = 5 Stories
2.2.2 West Village district (1i)
The West Village District is intended to encourage strong connections to
Main Street and the Center Civic District located to the east, but on a less
intensive scale and with a greater focus on residential uses.