In accordance with Town plans, this district is intended to provide locations along selected arterials for a wide range of small scale, low intensity office, service, retail and restaurant uses that are compatible with nearby residential areas and adequately served by off-street parking. This district is intended to accommodate primarily local businesses with local clientele rather than regional outlets for nationally known retail service and restaurant establishments. Limitations on use, scale and intensity are necessary to protect adjacent residences.
In a Low Intensity Commercial BE-F District, no building or premises shall be used and no building or part of a building shall be erected, in whole or part, for any uses except the following:
A. 
Permitted uses shall be as follows, subject to the requirements specified below and elsewhere in these regulations, including the administrative review mechanism and site plan approval in accordance with Chapter 217, Article III, of these regulations.
(1) 
Government, business/professional and medical offices and offices for nonprofit organizations.
(2) 
Residential apartments on the second or third floor above a permitted or conditionally permitted commercial use.
(3) 
Consumer service and business service establishments.
(4) 
Art, craft and similar instruction and/or display studios which do not require the use of music (e.g., a dance studio).
(5) 
Retail sales of non-food items, such as sales of shoes, clothing, home furnishings, antiques, small appliances, computers and electronic equipment, hardware, paint and wallpaper, sport/hobby equipment, books, luggage, cards and gifts, jewelry, liquor, drugs, fabrics and flowers; but excluding vehicle sales.
[Amended 11-25-2008 by L.L. No. 6-2008]
(6) 
Retail sales as permitted in Subsection A(5) above, that include, as a minor, ancillary component, the sale of prepackaged food items prepared off-site for consumption off of the premises.
[Added 11-25-2008 by L.L. No. 6-2008]
B. 
Conditional uses shall be permitted as follows, subject to approval by the Planning Board in accordance with Chapter 217, Article II, hereof and subject to the requirements specified below and elsewhere in these regulations, including site plan approval, in accordance with Chapter 217, Article III, of these regulations:
(1) 
Banks, with or without drive-through facilities, subject to the requirements of § 207-14.3, Drive-through standards. Banks with automatic teller machines shall also be subject to the standards in § 203-64B(2).
(2) 
Automatic teller machines, as an accessory use to a permitted or conditionally permitted use, subject to the following standards:
(a) 
Automatic teller machines shall be located and screened so that, when the requirements of all state and federal laws are met, there is no overflow of light from the automatic teller machine or any access paths or drives onto any residential properties. A lighting plan shall be submitted showing the location, direction, power and time of use for any proposed outdoor lighting.
(b) 
Automatic teller machines configured as drive-throughs shall meet the requirements of § 207-14.3, Drive-through standards, except that the lighting requirements in this section shall apply if they are more restrictive.
(c) 
All other requirements of these regulations are met.
(3) 
Full-service restaurants and buffet-style restaurants, provided that there is no live entertainment on the premises, subject to the following conditions:
(a) 
The restaurant shall have a minimum square foot gross floor area space in the dining room area of 15 square feet per seat.
(b) 
The maximum total length of all bars at which alcohol is served shall be 20 feet, including waiter/waitress service areas.
(c) 
Any restaurant serving alcoholic beverages shall have a kitchen floor area of no less than 250 square feet. The kitchen shall be defined as the primary area used for the preparation of food items for consumption by customers, excluding salad, condiment, dishwashing and other stations in rooms or areas separate from coolers or freezers shall be excluded from the calculation of kitchen floor area, as shall any area in which drinks are prepared for customers.
(d) 
Minimum meal-service hours (i.e., not merely bar snacks) shall be from the opening time of the restaurant until two hours before the restaurant closes.
(e) 
Sales of alcoholic beverages shall be incidental to food sales.
(f) 
The requirements of § 207-14.2, Supplemental restaurant regulations, are met.
(g) 
No drive-through service shall be provided.
(h) 
The property shall be appropriately landscaped and screened and buffered from adjacent uses in accordance with Chapter 207, Article V, and the Table of Uses in Appendix Part 1 of these regulations. Alterations to landscaping and streetscape amenities for all properties along Monroe Avenue shall also be consistent with the goals of the Monroe Avenue Design Plan, Guidelines and Standards.
[Amended 11-17-1999 by L.L. No. 7-1999]
(i) 
No restaurant use shall be located within 50 feet of a property line adjoining a residential district.
[Added 6-26-2002 by L.L. No. 4-2002]
(4) 
Outdoor dining facilities as accessory uses to restaurants, subject to the following conditions:
(a) 
Outdoor dining facilities shall only be allowed in conjunction with legally established restaurants located on the same parcel and shall only operate during the hours of operation of the associated restaurant. Outdoor dining facilities shall not be located on any public property.
(b) 
No live or broadcast music or other entertainment shall be allowed in conjunction with an outdoor dining facility.
(c) 
Outdoor dining facilities shall be used only for dining by seated patrons. No bars for the service of alcohol, food preparation areas or dance areas shall be permitted in an outdoor dining area.
(d) 
Location and configuration.
[1] 
Outdoor dining facilities shall be located and configured so as to:
[a] 
Ensure, to the satisfaction of the Planning Board, the safe and unhindered passage of pedestrians and/or vehicles; and
[b] 
Prevent the escape of litter from the dining area.
[2] 
The Planning Board may require aesthetically pleasing barriers, such as wooden railings with lattice work, solid vegetative hedges (either in-ground or in planters) or decorative metal barriers, to accomplish these objectives or to enhance the aesthetic appeal of the dining area.
(e) 
The capacity of any outdoor dining facilities shall be limited to 50 seated patrons, with such seating capacity included when calculating parking requirements.
(f) 
The area of any outdoor dining facility shall not exceed 750 square feet.
(g) 
During each day of operation of an outdoor dining facility, a restaurant employee shall regularly patrol the area within 300 feet of the outdoor dining facility to collect any trash or litter which may have been generated by restaurant operations or customers.
(h) 
All outdoor dining facilities shall be located in a front yard not abutting a residential district.
(i) 
Setback requirements shall be as follows:
[1] 
Outdoor dining facilities situated at grade shall not be located within 20 feet of the front property line.
[2] 
Outdoor dining facilities located above grade shall not be located within the required front setback.
(j) 
All other requirements of these regulations are met.
(5) 
Specialty food stores, excluding fish markets and butchers, and otherwise permitted retail uses involving food sales, subject to the following conditions:
(a) 
All uses involving on-premises food preparation shall meet the requirements applicable to restaurant uses listed in § 207-14.2, Supplemental restaurant regulations.
(b) 
All uses involving sales of food capable of being immediately consumed which is sold in disposable packaging shall meet the requirements applicable to restaurant uses listed in § 207-14.2A(4), litter standards for restaurants.
(c) 
The requirements of § 207-14.2, Supplemental restaurant regulations, Subsection A(4), Refuse handling, are met.
(6) 
Self-serve laundries or dry-cleaning dropoff.
(7) 
Nursing homes and day-care centers.
(8) 
Public utilities and government buildings other than offices, excluding power plants and maintenance and storage facilities.
(9) 
Cultural facilities.
(10) 
Places of worship.
(11) 
Mortuaries and funeral homes, excluding crematoria.
(12) 
Fitness facilities, martial arts studios, dance studios and music studios, provided that their operation, location in the building and/or their construction (e.g., sealed windows) is such that noise is prevented from intruding on adjacent residential properties.
C. 
Residential character. It is the intent of these regulations to maintain the existing residential character of the BE-F District. Therefore:
(1) 
All new construction shall be designed to include such elements as may be determined necessary by the Planning Board and/or the Architectural Review Board to complement or enhance the residential character of the area.
(2) 
No alterations shall be made to any facade nor shall additions or extensions be made to any side of such structure originally designed for residential use, unless the residential character of the whole shall be retained. The Planning Board and/or the Architectural Review Board shall determine the appropriateness of the design and materials used, referring to any architectural guidelines developed for the Town's commercial areas. Any such guidelines would be located in Appendix Part 5.
D. 
Landscaping.
(1) 
All new or expanded conditional uses shall be appropriately screened, buffered and landscaped in accordance with Chapter 207, Article V, and Appendix Part 1 of these regulations and any streetscape design guidelines developed for the Town's commercial areas. Any such guidelines would be located in Appendix Part 5. Screening for new or expanded conditional uses shall include a solid fence along any lot line abutting a residentially zoned parcel. Such fence shall be six feet in height or the maximum height allowed in § 207-2 of the Town Code, whichever is less. All other Town regulations pertaining to fences shall be met.
(2) 
All new or expanded permitted uses shall be screened with a solid fence along any lot line abutting a residentially zoned parcel. Such fence shall be six feet in height or the maximum height allowed in § 207-2 of the Town Code, whichever is less. All other Town regulations pertaining to fences shall be met.
E. 
Outdoor storage or display. No outdoor storage or display of goods, materials or equipment shall be permitted.
F. 
Drive-through facilities. Except for those uses specifically listed, no drive-through facilities shall be permitted.
G. 
Additional standards. The following additional standards shall apply to all new or expanded permitted and conditional uses in the Low Intensity Commercial District (BE-F).
(1) 
Maximum first-floor area. Maximum first-floor area of buildings per lot, excluding parking and accessory structures, shall be 3,500 square feet.
(2) 
Maximum floor area. Maximum floor area of buildings per lot, excluding parking and accessory structures, shall be 7,000 square feet.
(3) 
Hours of operation.
(a) 
No use, except approved automatic teller machines, may operate or accept deliveries nor may a truck or other machinery be operated on the premises of any use, earlier than 7:00 a.m. nor later than 10:00 p.m. Sunday through Thursday nor earlier than 7:00 a.m. nor later than 11:00 p.m. on Friday and Saturday, except that a business may apply for a conditional use permit to operate until 2:00 a.m. In determining whether to grant such a permit and the conditions thereof, the Planning Board shall consider, among other factors:
[1] 
The impacts of noise generated by such operation, both during hours of operation and from activities which normally take place prior to or following normal operating hours, such as cleaning, setup activities, trash disposal or bottle sorting; and/or
[2] 
Additional factors.
[a] 
The impacts of light generated by the operation itself or the vehicles of customers or employees.
[b] 
The proximity of the use to adjacent residential structures.
[c] 
The methods proposed by the applicant to mitigate the adverse effects of noise, litter, lighting and traffic upon the residential area.
(b) 
The Board may also require from the applicant business-specific or industry data to support the need for extended hours of operation. A conditional use permit for extended hours of operation shall not be granted unless the Planning Board finds that the operation itself and/or mitigation measures proposed by applicant or imposed by the Board will effectively control negative impacts on residential properties.
(4) 
Noise-generating equipment. All air-handling equipment or other noise-generating equipment shall be located a minimum of 10 feet from any property line adjoining a residential district and shall be screened as necessary, in the opinion of the Building Inspector, the Planning Board or the Architectural Review Board, to prevent noise intrusion onto or visibility from adjacent residential properties and adjacent rights-of-way. At the property boundary, noise generated by such equipment shall not be loud enough to interfere with the use and enjoyment of adjacent residential property. All new or expanded permitted and conditional uses are also prohibited from creating any unreasonably loud, disturbing and unnecessary noise as described in Chapter 102, § 102-3, of the Town Code.
(5) 
Lighting. All lighting shall be designed to eliminate light overflow onto adjacent residential properties. Any signage, building or parking lighting not necessary for security purposes shall be placed on automatic timing devices which allow illumination to commence each day 1/2 hour before the business is open to the public and to terminate 1/2 hour after the close of business.
All changes or extensions of permitted or allowed uses or changes of proprietorship within this district must apply for a certificate of compliance from the Building Inspector or designee. This administrative review shall determine if all the requirements of these regulations are met for the new or expanded use. The Building Inspector or designee shall have the right to any additional information necessary to make such a determination. The Building Inspector or designee is authorized to grant a certificate of compliance only for those applications which meet all the requirements of these regulations and when any previous Town conditions, if applicable, have been met. A report of all certificates of compliance applications and the outcome of the administrative review shall be routinely given to the Planning Board.
A. 
All uses shall be subject to applicable bulk, off-street parking and loading requirements set forth in Chapter 205, Articles I, II and III, of these regulations.
B. 
No parking shall be permitted in the front yard.
See the sign regulations in Chapter 207, Article VI, of these regulations.
See the communication facilities regulations in Chapter 207, Articles VIII and I, § 207-3D, of these regulations.
A. 
All proposed development and exterior modifications to existing buildings shall be referred to the Architectural Review Board for an advisory report and finding prior to the issuance of a building permit. In particular, the review shall include analysis of the proposal's compatibility with the residential character of the building or area and with any architectural guidelines developed for the Town's commercial areas. Any such guidelines would be located in Appendix Part 5.
B. 
All proposed development and exterior modifications to existing buildings which are designated landmarks of or are under review for possible landmark designation by the Brighton Historic Preservation Commission or any county, state or federal agency shall be referred to the Commission for an advisory report prior to approval of site plans or issuance of any building permit.
All proposed development which has a direct impact on open space, buffers or linkages or involves changes to site landscaping shall be referred to the Conservation Board for an advisory report prior to final site plan approval by the Planning Board. The Conservation Board's review shall include analysis of the compatibility of landscaping intended to meet the screening requirements of Chapter 207, Article V. The Conservation Board shall also review the compatibility of any streetscape landscaping elements with any streetscape design guidelines developed for the Town's commercial areas. Any such guidelines would be located in Appendix Part 5.
See the access control regulations in Chapter 207, Article IV, of these regulations.
See the landscaping regulations in Chapter 207, Article V, of these regulations.
See the supplementary regulations in Chapter 207, Article I, of these regulations.
See the supplementary regulations in § 207-14.1, of these regulations.