Chapter 21.60
CITY CENTER DISTRICT (CC) ZONE
Sections:
21.60.050 Overall purpose.
21.60.075 Relationship to rest of title.
21.60.100 Definitions.
21.60.200 Districts established and described.
21.60.300 Use limitations.
21.60.400 Basic development standards.
21.60.450 Transitional rules.
21.60.500 Street types.
21.60.600 Design review.
21.60.700 Nonconforming structures, sites and uses.
21.60.800 Maximum amount of development in city center.
21.60.050 Overall purpose.
A. To create a distinct, strong identity for the city center, producing a heart for Lynnwood that is surrounded by solid neighborhoods.
B. To provide opportunities to increase the city’s tax base, thereby helping to fund public improvements and public services.
C. To encourage private and public investment, attract shoppers and visitors, and appeal to existing and new residents.
D. To produce a concentration and a mixture of commercial, office, retail, residential, and civic uses within the city center.
E. To develop a city center that supports pedestrian movement and use of public transit.
F. To implement both the city’s comprehensive plan and the city center subarea plan.
G. To promote attractive streetscapes and urban green spaces. (Ord. 2554 § 1, 2005)
21.60.075 Relationship to rest of title.
The regulations in this chapter, together with the applicable regulations in the rest of LMC Title 21 and other titles of the Lynnwood Municipal Code, shall govern development and use of property in the city center districts. Where the regulations of this chapter conflict with regulations in other chapters or titles, the regulations in this chapter shall control.
A. Exceptions. The following chapters of this code shall not apply in the city center:
1. Chapter 21.12 LMC;
2. Chapter 21.14 LMC. (Ord. 2554 § 2, 2005)
21.60.100 Definitions.
“Canopy” means a cover over a sidewalk, providing protection from rain, that is constructed of permanent materials. The height shall range between eight feet and 12 feet, and it shall be a minimum of six feet in width.
“City center” means the land area designated on the official zoning map as a city center district.
“Floor area ratio” means the amount of floor area within a building as a multiple of the lot area.
“Green roof” means a roof designed with principles of environmental sustainability, involving the use of vegetation and storm water collection and cleaning. It may or may not be accessible.
“Parking, below grade” means any portion of a structure containing parking that is located below the average finished grade around a building.
“Parking, structured” means parking contained within an enclosed building, designed to appear like it is part of the larger building complex.
“Public art” means any form of painting, mural, mosaic, sculpture, or other work of art, so long as it can be appraised as a work of art and its value as such documented. It must be displayed on the exterior of a building, at or near the pedestrian entrance or on a public plaza.
“Public plaza” means an open space that is accessible to the public at all times, predominantly open to the sky, and for use principally by people, as opposed to merely a setting for the building. It must abut and be within three feet in elevation of a sidewalk, and at least 10 percent of the area shall be planted with trees and other vegetation. There must be seating, lighting and penetration of sunlight.
“Street level retail” means uses providing goods and services, including food and drink, adjacent to, visible from, and accessible from the sidewalk.
“Water feature” means a fountain, cascade, stream, fall, pond of water, or combination thereof, that serves as a focal point. It must be located outside of a building and be publicly visible and accessible. It must be active during daylight hours. (Ord. 2554 § 3, 2005)
21.60.200 Districts established and described.
A. City Center – Core (CC-C). This district is envisioned to have the highest intensity uses, especially office buildings, residences, and hotels contained within high-rise buildings. Shops and restaurants would be located along key streets, particularly a principal pedestrian corridor. A major public open space would anchor the district. Over time, parking would be increasingly located within structures. The convention center is planned for the northeast corner of this district.
B. City Center – West (CC-W). This district is envisioned to have a mixture of higher density housing, retail and restaurants, and some office buildings contained within mid-rise buildings. A public open space would anchor the district. Over time, parking would be increasingly found within structures.
C. City Center – North (CC-N). This district is envisioned to have a mixture of mid-rise office buildings and retail, with a relatively small amount of housing. Parking would largely be on the surface, but over time, some parking may be within structures. (Ord. 2554 § 4, 2005)
21.60.300 Use limitations.
All uses shall be allowed in the city center districts unless specifically prohibited below.
A. Prohibited in all city center districts:
1. Adult establishments;
2. Billboards;
3. Industrial uses (excluding management, research and development, and sales operations);
4. Outdoor storage or display of materials and equipment (except during construction);
5. Repair of vehicles, unless entirely within a building;
6. Sewage treatment plants;
7. Work release facilities;
8. Wrecking yards;
9. Secure community transition facilities;
10. Uses not fully contained within a building;
11. Any other uses similar to those listed above or any other use determined by the community development director to be inconsistent with the intent of city center districts as described in this chapter and the city center subarea plan.
B. Additionally prohibited in the city center – core district (CC-C) (allowed in other districts):
1. Vehicle washing, unless located within a building or parking structure;
2. Drive-through businesses, unless located within a building or parking structure;
3. Gasoline service stations;
4. Mini-storage on the street level;
5. Outdoor sales of boats, vehicles, or equipment.
C. Additionally prohibited in the portion of the city center – core district (CC-C) that is north of 194th St. SW:
1. Multiple-family residential. (Ord. 2554 § 5, 2005)
21.60.400 Basic development standards.
A. Floor Area Ratio.
1. Basic Allowable Floor Area Ratio. The basic floor area ratio (FAR) of buildings in the city center shall be limited as shown in Table 21.60.1. The bonuses are described in subsection (A)(2) of this section. See also subsection (C) of this section.
|
Basic Allowable “As of Right” |
Basic Allowable with Bonuses |
|||
|
District |
Nonresidential |
Residential |
Nonresidential |
Residential |
|
CC-C |
0.5 |
1.0 |
8.0 |
10.0 |
|
CC-W |
0.5 |
1.0 |
3.0 |
5.0 |
|
CC-N |
0.5 |
1.0 |
3.0 |
5.0 |
Notes:
a. Floor area is measured to the inside face of exterior walls. The following shall be excluded from floor area calculation:
• Space below grade;
• Space dedicated to parking;
• Mechanical spaces;
• Elevator and stair shafts;
• Lobbies and common spaces, including atriums;
• Space used for any bonus feature (see Table 21.60.2).
b. Allowable FAR for nonresidential and residential uses may be added together within a project, for a combined total.
c. Hotels shall be considered nonresidential for the purpose of this chart.
2. FAR Bonus. The FAR at a property may be increased above the amount permitted “as of right” shown in Table 21.60.1 by including the features listed in Table 21.60.2 into development of the property.
|
Feature |
Additional Floor Area for Each Feature |
|
Street level retail |
100 sq. ft. of floor area for each linear foot of retail frontage |
|
Public plaza |
5 sq. ft. of floor area for each sq. ft. of plaza |
|
Canopy |
4 sq. ft. of floor area for each sq. ft. of canopy |
|
Public art |
10 sq. ft. of floor area for each $100.00 of valuation |
|
Water feature |
10 sq. ft. of floor area for each $100.00 of valuation |
|
Structured parking |
0.5 sq. ft. of floor area for each sq. ft. of required parking above grade |
|
Below grade parking |
1 sq. ft. of floor area for each sq. ft. of required parking below grade |
|
Green roof |
2 sq. ft. of floor area for each sq. ft. of green roof |
|
Residential use |
2 sq. ft. of floor area for each sq. ft. of residential |
3. Change of Use and Continuation of Bonus. If a business or activity that supported a FAR bonus under this section is terminated, that use shall either be replaced by another use of the same type (as listed in Table 21.60.2) or by another use that qualifies for an equal (or greater) FAR bonus. Alternatively, the property owner may request approval of a substitute method to qualify for the FAR bonus. Such substitution shall be subject to the approval of the community development director, who shall approve the substitution if he/she finds that the proposed substitution complies with this section and chapter.
B. Building Height. The height of buildings in the city center shall be limited as shown in Map CC-1 at the end of this chapter.
C. Parking Ratios. Notwithstanding Chapter 21.18 LMC, off-street parking shall be provided in conformance with Table 21.60.3 and the regulations in this subsection.
|
Use Type |
Minimum |
Maximum |
|
Retail |
3 stalls/1,000 nsf* |
4 stalls/1,000 nsf* |
|
Office |
2 stalls/1,000 nsf* |
4 stalls/1,000 nsf* |
|
Residential |
0.5 stall per unit |
3 per unit |
|
Senior housing |
0.25 stall per unit |
1 per unit |
|
Restaurant |
1 stall per 4 seats |
2 stalls per 4 seats |
|
*nsf = net square feet |
||
Notes:
1. Parking requirements for uses not listed shall be determined by a study of parking demand for that use.
2. Uses sharing a common parking facility may reduce the required number of stalls by 40 percent.
3. Parking may be located off-site, so long as it is within 1,000 feet of the property (measured along public sidewalks or walkways), is connected to the property by sidewalks or walkways, and is tied to the site by a contractual agreement that is filed with the city and deed of record at the county.
4. The community development director may allow ratios higher than the maximums allowed if a parking demand study for a particular development indicates that additional parking is needed and a parking demand management program would not be effective.
(Ord. 2554 § 6, 2005)
21.60.450 Transitional rules.
In the portion of the city center – core district (CC-C) that is north of 194th St. SW, development of any property that adjoins a property zoned to a single-family residential zone shall comply with the transitional buffer regulations in LMC 21.46.220. The minimum building setback from a single-family residential property shall be 25 feet. (Ord. 2554 § 7, 2005)
21.60.500 Street types.
Notwithstanding LMC Title 19 and other adopted street standards, development and redevelopment of streets in the city center shall comply with the following paragraphs:
A. Boulevards. These are the principal arterial streets serving the city center and connecting it to other parts of the community. They are connected to the regional highway system. While they can be visually pleasing and allow for safe and convenient pedestrian movement, their primary purpose is to move vehicular traffic. Developments along boulevards exhibit an emphasis on planting more so than retail storefronts.
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Boulevards: Standards |
|
|
Street: |
5 – 7 travel lanes with left turn restrictions, except at intersections |
|
Sidewalks: |
12 feet wide, including 5-foot-wide planting zone along curb |
|
Street trees: |
30 – 35 feet on center, minimum of 2‑inch cal. |
|
Building line: |
5 – 15 feet from back of sidewalk |
B. Pedestrian Streets. These streets accommodate both vehicles and pedestrians, but provide greater accommodations for people. Vehicles move at a relatively slow speed. Sidewalks are very wide, on-street parking is present, and vegetation is emphasized. Pedestrian-oriented street furnishings are also present.
|
Pedestrian Streets: Standards |
|
|
Street: |
2 – 3 travel lanes, with left turn restrictions, except at intersections |
|
Sidewalks: |
14 – 16 feet wide, including a 5‑foot‑wide planting zone along curb |
|
Street trees: |
25 feet on center, minimum of 3-inch cal. |
|
Building line: |
Locate buildings at back of sidewalk, except for public spaces |
|
Curb cut limitations: |
200-foot minimum separation or from intersection |
|
Street furnishings: |
Pedestrian-scaled lighting, seating, waste cans, art |
C. Other Streets. These streets serve to break up the super-blocks into smaller increments and to provide for vehicular access to development. They are visually pleasing and speeds and volumes are relatively low.
|
Other Streets: Standards |
|
|
Street: |
2 – 3 travel lanes, on-street parking is present |
|
Sidewalks: |
12 feet wide, including a 5-foot-wide planting zone along the curb |
|
Street trees: |
25 – 30 feet on center, minimum of 2‑inch cal. |
(Ord. 2554 § 8, 2005)
21.60.600 Design review.
A. Design Guidelines for Nonresidential Uses. The following structures and parking facilities permitted in the city center districts shall comply with Lynnwood city center design guidelines (which are adopted by this reference as if fully set forth herein) and receive approval pursuant to Chapter 21.25 LMC, unless otherwise specified in this chapter: for proposals in these districts, the citywide design guidelines shall be replaced with the city center design guidelines.
1. Construction of any nonresidential structure or building with a gross floor area of more than 1,000 square feet.
2. Construction of any parking lot and/or parking structure with 20 or more stalls or paved parking area of 5,400 square feet or more.
3. Construction of any multiple-family residential structure.
B. Supersede. Applicable Lynnwood city center design guidelines shall supersede any development standards and requirements of this title and other titles of this code that may conflict, unless otherwise specified in this chapter.
C. Gateways and Prominent Intersections. See city of Lynnwood zoning map to identify development project sites within a gateway or prominent intersection location. Such sites shall be subject to applicable gateway and/or prominent intersection design guidelines in the Lynnwood city center design guidelines. If any portion of a project site lies within a gateway or prominent intersection location, then the entire project shall comply with the applicable design guidelines.
D. Compliance with Subarea Plan and Related Documents. For determining compliance with the comprehensive plan (that includes the city center subarea plan), as required by LMC 21.25.145(B)(2), an application for approval of structures and facilities under this section shall:
1. Demonstrate consistency and compatibility with the following locations and design of public streets and parks/plazas:
a. Planned location and design of streets, as shown in the street protection ordinance (Ord. No. 2627);
b. Planned location of public parks/plazas, as follows:
i. Town Square (Core District). The rectangular parcel formed by the existing right-of-way of 198th St. S.W. and the future rights-of-way of 42nd Ave. W., 199th St. S.W., and 43rd Ave. W., as those streets are described in Ordinance No. 2627, also known as the street protection ordinance.
ii. West End Square. Starting at the intersection of the eastern right-of-way line of 44th Ave. W. and the southern right-of-way line of 198th St. S.W., then west a distance of 480 feet to the eastern boundary of the square (true starting point), then south a distance of 200 feet to the southeast corner of the square, then west a distance of 210 feet (southwest corner), then north a distance of 460 feet (northwest corner), then east a distance of 210 feet (northeast corner), then south to the true starting point.
iii. North End Park/Plaza. Starting at the southwest corner of Snohomish County Tax Lot Parcel No. 00-3726-002-008-05, then generally east along the south boundary of this parcel a distance of 320 feet, then generally north and perpendicular to the south property line a distance of 235 feet to the north boundary of this parcel, then west along the north boundary of this parcel to the northwest corner of this parcel (300 feet), then generally south along the west boundary of this parcel to the starting point.
iv. West End – North Park/Plaza. The rectangular parcel formed by the existing right-of-way of 194th St. S.W. and 44th Ave. W. and the future rights-of-way of 195th St. S.W. and 45th Ave. W., as those streets are described in Ordinance No. 2627, also known as the street protection ordinance.
Where any locations and designs in subsections (D)(1)(a) and (b) of this section conflict with the city center subarea plan, such locations and designs shall supersede the conflicting provisions of the city center subarea plan.
2. Locate “retail frontage land uses” along the portion of the Promenade, as depicted and described in the city center subarea plan, that is south of 196th St. S.W. and also around public parks/plazas that abut the Promenade. “Retail frontage land uses” in this case includes any pedestrian-oriented use, such as retail stores, groceries, drug stores, shoe repair shops, cleaning establishments, floral shops, beauty and barber shops, department stores, apparel shops, art galleries, travel agencies, restaurants, theaters, public offices, libraries and other businesses that are intended to be pedestrian-attracting or pedestrian-generating in nature (as determined by the community development director). (Ord. 2625 § 3, 2006; Ord. 2554 § 9, 2005)
21.60.700 Nonconforming structures, sites and uses.
It is expected that much development within the city center will be as a result of renovations and expansions as much as entirely new development, especially in the years before 2015 or 2020. It is not the intent of the city to discourage such development, as new investment should enhance the image and appeal of the city center. However, it is also necessary to ensure that all forms of development contribute positively to the character and quality of the area. The general principle to be applied is that changes to nonconforming conditions should not increase the degree of the nonconformity, but rather move the site and its uses and buildings towards greater conformity. Given the location and configuration of current buildings, application of all design standards may not be possible or practical; however, every effort should be made to comply with such standards for the portions of sites and buildings in proximity to the alterations being made. This section supersedes Chapter 21.12 LMC.
A. Nonconforming Uses. A relatively small number of land uses have been identified that are determined to not comport with the long-term vision for the city center. Therefore, they are not permitted.
Any such uses legally existing at the time of the adoption of the ordinance codified in this chapter shall be considered “legal nonconforming uses.” Such uses are not permitted to expand. Exterior landscaping, facade improvements, or interior upgrades are permitted.
B. Nonconforming Sites. Throughout the city center, there are many properties where site development existing at the time of the adoption of the ordinance codified in this chapter does not comply with the site design standards and guidelines in this chapter. Certain types of minor changes to existing site development would not trigger compliance with the development standards and design guidelines in this chapter, such as re-striping of stalls, and new or altered signage or lighting or renovation of landscaping. Any other exterior renovation or expansion of building footprints, however, shall incorporate site design features that bring the site more into compliance with the standards.
C. Nonconforming Buildings. Throughout the city center, there are many buildings and other structures existing at the adoption of the ordinance codified in this chapter that do not comply with the building standards and guidelines in this chapter. Expansion or major renovation of such structures shall trigger compliance with both site design and building design standards. Compliance with standards should be localized to the area of the building being altered. Particular emphasis should be given to the provision of pedestrian amenities oriented towards the streets. For example, if a building is expanded towards the street, elements such as parking lot landscaping and pedestrian connections to the sidewalk are expected to be accomplished.
D. Alternative Process for Compliance. The community development director may approve a plan and design for alteration of a nonconforming site or building that does not fully comply with the requirements of subsections (B) and (C) of this section if the director finds that the alternative plan and design provides overall a greater degree of compliance with the principle of this section (as stated above). (Ord. 2554 § 10, 2005)
21.60.800 Maximum amount of development in city center.
In no case shall the total amount of development (including all land uses) in the city center exceed 9.1 million square feet. (Ord. 2554 § 11, 2005)
Map CC-1
Notes to Map CC-1:
1. Mechanical penthouses, stair/elevator overruns, and antennas may be excluded from building height calculation, provided they are no more than 20 feet above the roof deck.
2. Building height may be increased by up to 20 percent if the top is designed as a nonhabitable, architectural element. This allowance does not apply in the city center – core district (CC-C) where the maximum height is less than 350 feet.
3. The maximum height of any portion of a building lying within 150 feet of a residential district shall be 35 feet.
(Ord. 2554 § 6, 2005)