Draft 10-27-2015

OVERVIEW: THE MARSHALL CODE PROJECT

In 2011, the County Adopted The Marshall Service District Plan as part of the Countys
Comprehensive Plan. The Plan, developed by Marshall Residents, set forth a vision for the future
development of Marshall. That vision is for a diverse, urban mixed use environment that respects
and reflects the unique character of historic Marshall. The Marshall Code seeks to implement the
vision set forth in the Plan. The Marshall Code replaces existing zoning regulations for much of
downtown Marshall with new regulations designed specifically to achieve the vision for Marshall.
The Code establishes five new neighborhood districts for the portion of Marshall covered by the
new Code.
The Neighborhood Districts

Town Core

Town

Town Residential

Gateway

Residential East

Form Based Code

The Marshall Code is structured as a form-based code rather than as a traditional zoning district.
Traditional zoning districts focus on separating uses to avoid impacts and limiting uses through
numerical requirements such as setbacks, parking ratios, dwellings per acre, etc. In contrast, a
form-based code focuses less on use and more on the physical form of buildings, how those
buildings relate to the street, and how they fit together to create neighborhoods. The requirements
contained within the Code are specifically modeled on existing development in Marshall. Uses
are still regulated, but more uses are allowed and more uses are allowed by-right.

Draft 10-27-2015

The Marshall Neighborhood Districts Summary Table

Town Core

Town

Town Residential

Gateway

Residential East

Intent
To provide for the
most concentrated
activity and urban
vitality, reinforcing
the development of
a downtown
Marshall, with
pedestrian-filled
sidewalks, outdoor
cafes, and the like,
lining the street on
both sides.

Intent
To provide for a mix
of uses with an intown feel that is
less urban than the
Marshall Town
Core.

Intent
To protect and
extend the fabric of
the existing smalllot single family
neighborhood and
improve walkability.

Intent
To provide for
mixed use
development in a
form that helps to
create a more intown feel in a
predominately
auto oriented
area, creating a
secondary area of
business activity
off of Main Street,
with strong
pedestrian
connections to
Main Street.

Intent
To protect and
extend the fabric
of the existing
small to medium
sized lots with
detached homes
while improving
overall walkability

General Use
Storefronts lining
the streets and a
mix of residential
and commercial
uses on upper
stories and at the
rear of lots.

General Use
Mix of residential
and commercial

General Use
Primarily residential
with limited
neighborhood
supporting service
uses

General Use
Larger scale
commercial uses
with limited multifamily uses

General Use
Primarily
residential with
limited
neighborhood
supporting service
uses

Desired Form
Detached and
Attached
Small to Medium
Lot Width
Small Building
Footprint
Small to No Front
and Side Setbacks
Up to 3 Stories

Desired Form
Primarily Detached

Desired Form
Detached

Desired Form
Detached

Small to Medium
Lot Width
Small Building
Footprint
Small to No Front
and Side Setbacks
Up to 2 Stories

Small Lot Width

Desired Form
Detached and
Attached
Medium to Large
Lot Width
Small to Large
Building Footprint
Small to Moderate
Front Setbacks
Moderate Side
Setbacks
Up to 3 Stories

Small Building
Footprint
Small Front
Setbacks
Small to Moderate
Side Setbacks
Up to 2 Stories

Small to Medium
Lot Width
Small Building
Footprint
Small to Moderate
Front Setbacks
Moderate to Large
Side Setbacks
Up to 2 Stories

Draft 10-27-2015

Historic & Corridor District

When the Plan for Marshall was created and adopted, it reflected a desire by the Community
to retain and reuse existing historic structures within Marshall.
The Marshall Code
establishes a local Historic & Corridor District in order to achieve this desire. The Historic &
Corridor District regulates the demolition of historic buildings and the construction of new
buildings and visible additions. Details such as colors, materials, windows, siding or similar
minor exterior features are not regulated, nor is construction required to adhere to any specific
style. Rather, the District provides for new construction to relate in scale and massing to
historic buildings in Marshall, and for new buildings to incorporate some of the architectural
character found on other buildings in Marshall. The District also regulates the demolition of
historic structures, encouraging reuse of existing buildings through a variety of incentives and
discouraging demolition by requiring a good faith effort to sell before demolition. A Marshall
Review Board, comprised of property owners and business people from Marshall, are charged
with making the decisions regarding compliance with the District guidelines
The Historic and Corridor District

Historic District

Corridor District

Contributing Structures

Draft 10-27-2015
Summary of Key Changes
The Proposed Marshall Code vs. Existing Zoning Ordinance Provisions
Town Core, Town and Gateway

Overall, allows more commercial uses than the current zoning, and most of these
uses are allowed by-right.
Eliminates car-oriented uses (garages, gas stations, dealerships) as allowed new uses,
however, those existing may continue and expand.
Allows by-right multi-family dwelling units over commercial instead of by special
exception.
Removes limits on the amount of development per lot, but adds limits on individual
building footprint sizes.
Reduces minimum lot area, minimum lot width and minimum setback requirements;
adds maximums in some cases.
Reduces parking requirements, and simplifies calculations and addressing changes in
use over time.
Reduces overall landscaping requirements.
Allows multiple primary uses on a single lot.
Within the Historic and Corridor District, adds Marshall Review Board approval
requirement for new buildings, visible additions and demolitions of contributing
historic structures.
Requires windows and doors along street frontage.
Reduces, and in some locations, limits the ability to do one-story buildings.
Adds multiple by-right signage options for businesses.
Requires site plan only when triggered by land disturbance rather than for most uses.

Town Residential and Residential East

Reduces minimum lot area, minimum lot width and minimum setback requirements;
adds maximums for some.
Limits building heights to 2 stories
Requires parking garages to be set back further than the main wall of the dwelling.
Reduces overall landscaping requirements.
Allows small multi-family units with approval of a special exception.
Reduces overall open space requirement within subdivisions.
Within the Historic and Corridor District, adds Marshall Review Board approval
requirement for new buildings, visible additions and demolitions of contributing
historic structures.
Requires windows and doors along street frontage.