Chapter 17.47
TN (TRADITIONAL NEIGHBORHOOD) ZONING DISTRICT
Sections:
17.47.010 General description of the purpose and intent of the zoning district.
17.47.020 Application procedures for TN subdivisions.
17.47.025 Minimum tract size.
17.47.030 Permitted uses.
17.47.035 Table of density and dimension requirements for TNs.
17.47.040 Mix and location of uses.
17.47.045 Pedestrian orientation.
17.47.050 Street standards.
17.47.055 Common open space.
17.47.060 Civic uses and/or landmarks.
17.47.065 Building standards.
17.47.070 Parking location.
17.47.010 General description of the purpose and intent of the zoning district.
This zoning district includes areas with large parcels of a minimum of 10 acres that can be developed at medium to high residential densities. The traditional neighborhood (TN) zoning district is intended to accommodate the kind of development that incorporates a range of uses including residential, commercial, civic, public uses, a range of housing types, and transportation options that historically developed in a neighborhood before the advent of typical single-use, auto-oriented subdivisions. This zoning district provides for the development of multi-use neighborhoods, with a range and mix of residential housing types, interconnected traffic circulation, and pedestrian linkages. (Ord. 1251 § 5, 2009).
17.47.020 Application procedures for TN subdivisions.
(1) Prior to the submittal of a subdivision application, a pre-application meeting is required with the planning commission. The planning commission shall identify any needed landmarks or civic buildings to be included in the development.
(2) Applications shall meet the submittal requirements of Chapter 16.15 SMC for preliminary plats.
(3) All TN subdivision applications shall follow the permit review and hearing procedures and meet the requirements as provided in Chapter 16.15 SMC for preliminary plat applications.
(4) Preliminary plats for TN subdivisions shall be approved by the hearing examiner utilizing criteria set forth in SMC 16.15.090.
(5) An approved site development permit shall be required prior to construction.
(6) Final plat applications and city council approval shall be subject to the requirements of Chapter 16.20 SMC. (Ord. 1251 § 5, 2009).
17.47.025 Minimum tract size.
TN developments shall incorporate a minimum of 10 acres of contiguous land. (Ord. 1251 § 5, 2009).
17.47.030 Permitted uses.
(1) TN developments shall provide a mix of residential uses, including:
(a) Single-family units;
(b) Cottage housing;
(c) Accessory dwelling units;
(d) Duplexes;
(e) Attached multifamily units (apartments or townhomes); and/or
(f) Mixed use apartments over commercial.
(2) TN developments may include a mix of commercial and public uses in addition to residential uses. Commercial and public uses include the following:
(a) Home occupations.
(b) Retail trade establishments primarily engaged in providing finished products to individuals (not including car dealerships, gasoline stations, auto repair facilities, or car washes) including the following:
(i) Apparel and accessories shops;
(ii) Book and stationery stores;
(iii) Specialty food stores;
(iv) Retail food establishments limited to restaurants, espresso, and catering services with no drive-through facilities;
(v) Florists;
(vi) Camera/photographic equipment stores;
(vii) Fruit stands;
(viii) Farmers’ markets;
(ix) Video rentals and sales stores;
(x) Accessory buildings/structures.
(c) Personal service establishments primarily engaged in providing services to individuals including the following:
(i) Barber shops;
(ii) Beauty shops;
(iii) Shoe repair services;
(iv) Opticians;
(v) Laundromats/dry cleaners, limited to drop off and pick up with no on-site dry cleaning allowed;
(vi) Daycare centers or mini daycare facilities;
(vii) Dog grooming;
(viii) Dog daycare; and
(ix) Health care facilities.
(d) Business or professional services establishments primarily engaged in rendering services to other businesses or private individuals on a fee or contract basis limited to the following:
(i) Legal services;
(ii) Finance, insurance, and real estate services;
(iii) Travel agencies; and
(iv) Professional consultants.
(e) Public utilities and quasi-public facilities; may include the uses listed and including the following:
(i) Auxiliary facilities that provide electricity, sanitary sewer service, water, communications, transportation and related services for public consumption;
(ii) Community centers;
(iii) Sewage lift stations/water pump stations;
(iv) Electrical substations;
(v) Houses of worship/meeting halls;
(vi) Libraries;
(vii) Neighborhood police or fire stations;
(viii) Schools; and
(ix) Historical landmarks. (Ord. 1251 § 5, 2009).
17.47.035 Table of density and dimension requirements for TNs.
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Permitted Use |
Density |
Minimum Lot Dimensions |
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Minimum Yard Setbacks (ft.) |
Height |
Coverage |
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Area |
Width (ft.) |
Depth (ft.) |
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Front |
Rear2 |
Side |
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Residential |
Minimum 10 and maximum 15 du/ac gross density4 |
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30' 40' for mixed use and multifamily |
60% See note 1 |
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Single-Family Detached Dwellings |
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5,000 sq. ft. |
40 |
75 |
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0 |
152 |
5 |
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Cottages |
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3,000 sq. ft. |
40 |
50 |
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0 |
152 |
5 |
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Two-Family Dwellings/ Duplexes |
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5,000 sq. ft. |
50 |
100 |
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0 |
152 |
5 |
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Attached Dwellings |
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End lot Interior lot |
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2,000 sq. ft. 1,800 sq. ft. |
30 25 |
60 60 |
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10 10 |
152 152 |
10 N/A |
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Multiple-Family Dwellings |
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20,000 sq. ft. |
100 |
100 |
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10 |
152 |
10 |
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Mixed Use (Residential over Commercial) |
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None |
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0 |
25 |
5 |
None |
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Commercial |
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Commercial Uses |
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None |
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03 |
25 |
03 |
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Public Facilities |
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20,000 sq. ft. |
100 |
200 |
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0 |
25 |
20 |
30' |
60% |
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Sewage Lift Station/Water Pump Station |
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10,000 sq. ft. |
75 |
100 |
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25 |
25 |
30 |
20' |
60% |
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Electrical Substation |
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10,000 sq. ft. |
75 |
100 |
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25 |
25 |
30 |
30' |
60% |
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Notes:
1 Calculated based on entire parcel TN.
2 Rear setbacks may be reduced to five feet when served by a rear alley.
3 Applies when adjacent to commercial. When a residential lot or development is adjacent, the side setback shall be 10 feet.
4 Minimum and maximum density in the TN zone is calculated based on total number of dwelling units of all types per gross acre area. The density for each housing type within a project is determined by the minimum lot size.
(Ord. 1251 § 5, 2009).
17.47.040 Mix and location of uses.
(1) All TN development shall provide a mix of residential unit types. A maximum of 30 percent of any one type of residential units is allowed. Residential units incorporating home occupations shall not count as a separate unit type.
(2) Up to 20 percent of the acreage of the TN development may be devoted to commercial uses (not including home occupations).
(3) Except for home occupations, commercial uses that are included shall be located along collectors, at corners, or adjacent/across from common open spaces. (Ord. 1251 § 5, 2009).
17.47.045 Pedestrian orientation.
(1) Pedestrian connections shall be made from residential uses along all major streets and from homes to all common open spaces and to all civic and public uses and landmarks. Pedestrian connections that cannot be made as sidewalks along vehicle lanes shall be made as alternative access easements such as trails.
(2) Sidewalks shall be provided on both sides of all public streets (except alleys).
(3) No home shall be located more than one-quarter mile from at least one designated open space and the nearest transit stop. (Ord. 1251 § 5, 2009).
17.47.050 Street standards.
(1) A hierarchy of interconnected streets that form a grid pattern shall be provided in any TN development, including major collectors (boulevards), local streets, and alleys. In local street patterns, walkable blocks of 500 linear feet or less are required.
(2) Major thoroughfares that are provided shall be consistent with the Comprehensive Plan.
(3) No cul-de-sacs or dead-ends shall be permitted.
(4) New TN developments must connect to existing neighboring developments where connections are provided and must provide new connections to future neighboring developments.
(5) Street standards shall be consistent with Stanwood public works standards except when a standard is specified in this chapter.
(6) The public works director may allow for a reduction of local street width to 41 feet, based on a cross-section of two 10-foot vehicle lanes, two six-inch curbs, two five-foot planting/utility strips, and two five-foot sidewalks.
(7) Parallel parking may be provided on one or both sides of local and major streets.
(8) Alleys 12 to 20 feet in width shall be utilized to provide access to residential parking at the back of residential units.
(9) Applicants shall consult with transit providers, and provisions shall be made for transit stops that will serve current, future, and potential transit lines.
(10) All TN developments shall meet parking standards of Chapter 17.105 SMC. Shared parking is encouraged where participating users have differing peak parking hours. The community development director may reduce parking requirements, when a parking study prepared by a professional transportation engineer indicates that a reduction in parking will cause no negative impacts to city streets or neighbors. (Ord. 1251 § 5, 2009).
17.47.055 Common open space.
(1) Common open space shall be provided at the rate of one-half acre for every 10 acres of development or portion thereof.
(2) Common open spaces shall be centrally located to provide access from all sides (“square”); but must provide vehicular access from two sides and pedestrian access to all areas.
(3) No residential units shall be located farther than a one-quarter-mile walk to the nearest open space.
(4) If the area is served by transit, a direct pedestrian connection shall be made between the open space and the transit stop.
(5) Common open space shall provide a minimum of bench seating, garbage receptacles, tree shade, and at least one aesthetic amenity, such as public art, fountain, etc.
(6) Landscape standards of Chapter 17.145 SMC shall be complied with for all parts of the TN.
(7) Sensitive areas shall be protected per Chapters 17.115 through 17.135 SMC.
(8) This section shall apply in the TN zoning district in lieu of the open space and recreation standards of Chapter 17.147 SMC. (Ord. 1251 § 5, 2009).
17.47.060 Civic uses and/or landmarks.
During the pre-application process, the planning commission shall determine the need for any civic uses or landmarks to be accommodated in the TN. (Ord. 1251 § 5, 2009).
17.47.065 Building standards.
(1) All building frontages shall be served by sidewalks or provide pedestrian connection to sidewalks.
(2) All residential garages shall gain access to the rear of lots from alleys.
(3) All structures shall meet the building design guidelines set forth in Chapter 17.112 SMC.
(4) Similar building types (e.g., single-family, multifamily, commercial) shall be located on both sides of a street instead of using streets to define boundaries. (Ord. 1251 § 5, 2009).
17.47.070 Parking location.
(1) All parking, including parking in lots, improved or unimproved parking stalls/spaces, and/or parking garages/structures shall occur in the rear or side of the lot and shall be located a minimum of 10 feet behind the front building wall of the primary structure, except for parking located within a mixed use building.
(2) All residential garages/structures and residential surface parking lots/parking spaces shall gain access to the rear of lots from alleys. (Ord. 1251 § 5, 2009).