Chapter 17.76 CIVIC COMMONS OVERLAY

Chapter 17.76
CIVIC COMMONS OVERLAY

Sections:

17.76.010 Purpose.

17.76.020 Applicability.

17.76.030 Interpretation.

17.76.040 Master plan.

17.76.050 Permitted uses.

17.76.060 Development standards.

17.76.010 Purpose.

The purpose of the civic commons overlay is to provide downtown with a central public focus. Public, institutional, and nonprofit uses would be centered around a common open space, which would function as a “public square.” Shared facilities, such as parking and meeting rooms, make an efficient use of public funds. This section serves to implement relevant portions of the downtown subelement of the Stanwood Comprehensive Plan. (Ord. 1164 § 4, 2004).

17.76.020 Applicability.

This overlay zone applies to properties designated as appropriate in the city’s Comprehensive Plan and noted on the city’s zoning map. The regulations in this chapter apply only to development located within the civic commons overlay and meeting the purpose and intent of SMC 17.76.010. All other development within the area shall conform to the regulations of the underlying zoning district. (Ord. 1164 § 4, 2004).

17.76.030 Interpretation.

In the case of a conflict between the regulations of this overlay zone and those of the underlying zone, the regulations of this overlay shall control for civic commons-oriented structures meeting the intent of SMC 17.76.010; the underlying zone shall control for all other structures. (Ord. 1164 § 4, 2004).

17.76.040 Master plan.

(1) Master Plan Required. Development within the civic commons overlay should be preceded by a master plan for the area that lays out an integrated development meeting the purpose and regulations in this chapter. The binding site plan process may be utilized to formalize the master plan. The master plan may incorporate phases that accommodate redevelopment when necessary. The master plan shall be approved by the planning commission prior to any permit issuance.

(2) Mandatory Uses. The master plan shall have as its central feature a common open space, which is surrounded by public, semi-public, institutional, or nonprofit uses. Other uses shall be permitted as defined in this section.

(3) Shared Facilities. Shared facilities, such as parking, meeting rooms, restrooms, etc., are encouraged.

(4) Building Orientation. All buildings shall be oriented to provide pedestrian entries along public streets, the common open space, and parking areas. (Ord. 1164 § 4, 2004).

17.76.050 Permitted uses.

The following uses shall be permitted in this zone:

(1) Residential. Buildings occupied or intended to be occupied for residential purposes and supporting activities, including:

(a) Single-family cottages;

(b) Attached dwellings (townhouses);

(d) Mixed use (residential over commercial);

(e) Home occupations;

(f) Group homes;

(g) Family daycare homes;

(h) Accessory buildings/structures (including accessory dwelling units).

(2) Retail Trade Establishments. Establishments primarily engaged in providing finished products to individuals. However, no car dealerships, gasoline stations, auto repair facilities, drive-through restaurants, or car washes are to be allowed in this zone.

(a) Book and stationery stores;

(b) Cafes;

(d) Newsstands;

(e) Office supplies;

(f) Accessory buildings/structures.

(3) Personal Services. Establishments primarily engaged in providing services to individuals.

(a) Banks;

(b) Daycare centers or mini daycare facilities;

(4) Business or Professional Services. Establishments primarily engaged in rendering services to other businesses or private individuals on a fee or contract basis.

(a) Legal services;

(b) Finance, insurance, and real estate services;

(d) Professional consultants;

(e) Copying services;

(f) Accessory buildings/structures.

(5) Government Services, Public Utilities and Quasi-Public Facilities. Auxiliary facilities that provide electricity, sanitary sewer services, water, transportation services, communications and other related services for public consumption. Quasi-public facilities under this heading shall include houses of worship and other meeting facilities for the public, but shall not include educational facilities (except Sunday schools and preschools).

(a) City Hall;

(b) Libraries;

(d) Courthouses;

(e) Public or quasi-public administrative offices;

(f) Nonprofit administrative offices;

(g) Public meeting halls;

(h) Public safety (police/fire station);

(i) Parking lots/garages;

(j) Accessory buildings/structures.

(6) Recreational Facilities and Open Space Uses. Active or passive recreational areas or facilities engaged in providing leisure-time services. The following use is required:

(a) Passive urban open space. (Ord. 1164 § 4, 2004).

17.76.060 Development standards.

(1) Dimensional Standards.

(a) Minimum Acreage. The minimum acreage for consideration of a CCO development is two acres.

(b) Building Heights. Maximum heights shall be 40 feet.

(d) Setbacks. All buildings shall be set back from street frontages and pedestrian corridors at least 15 feet to accommodate a 10-foot sidewalk or pedestrian corridor and five feet of landscaping. Side setbacks from adjoining buildings are not required. Rear setbacks shall be 10 feet.

(2) Design Standards.

(a) Pedestrian Orientation. All buildings shall be designed for pedestrian orientation, utilizing the architectural design standards in SMC 17.112.050.

(b) Buildings may provide entries and shall provide windows along any pedestrian corridor.

(3) Parking Standards. Shared parking is encouraged. As part of the master plan approval process, the applicant shall submit a parking study to show the parking lot is adequately sized to meet parking needs. This evaluation, as determined by the planning director, shall supersede the off-street parking standards of SMC 17.105.140. Other design standards of Chapter 17.105 SMC shall still apply.

(4) Landscaping. As part of the master plan approval process, the applicant shall submit a landscaping plan for the entire site that meets or exceeds the standards of Chapter 17.145 SMC.

(5) Other Sections of Codes and Standards. The specific standards in this section shall override the corresponding standards of the underlying zone. Nothing in this section shall override other sections of the Stanwood Municipal Code or the public works standards, except as noted herein. (Ord. 1164 § 4, 2004).