For consistency with the comprehensive plan and to recognize and enhance the historic importance of the Wharf Street area to the economic and social vitality of the greater Langley community, the intent of this chapter is to establish context-sensitive regulations that are intended to complement those regulations already in place in the underlying zoning districts. Paramount considerations in establishing the Wharf Street overlay district are honoring the historic developmental footprint, protecting vital critical areas and recognizing spatial and access constraints.
(Ord. 923, 2009)
The Wharf Street overlay district shall be considered an overlay to the underlying zoning districts within the area of geographic applicability. Development within the Wharf Street overlay district shall meet the requirements both of this chapter and of the underlying zoning district. In the event of any conflict between the provisions for the underlying zoning district or the provisions of this chapter, the provisions of this chapter shall prevail.
(Ord. 923, 2009)
To fulfill the purpose and intent of this chapter, the following use and development standards shall apply within the Wharf Street overlay district. To assist in the implementation of these context-sensitive standards, the document entitled "Wharf Street Form-Based Design Approach," hereby adopted and made a part of this chapter by this reference, shall define the appropriate design context for all applications for development within the Wharf Street overlay district.
A. 
Ground Floor Residential Use. While a mix of commercial and residential uses consistent with the central business zoning district is preferred within the Wharf Street overlay district, ground floor residential use is permitted to the following extent:
1. 
Properties South of Phil Simon Park. Up to 100 percent of the ground floor may be occupied by primary or secondary residential uses.
2. 
Properties North of Phil Simon Park. Up to 75 percent of the ground floor may be occupied by primary or secondary residential uses.
B. 
Toe of Slope Setback. In recognition of the historic use of that area at the toe of the Cascade bluff that is subject to the toe of slope setback established at Section 16.20.080(I), the following standards shall apply within the Wharf Street overlay district:
1. 
Except as modified by subsection (B)(2) of this section, the setback shall be the toe of the slope.
2. 
For proposals that seek to implement the retaining wall concept as described and defined in the "Wharf Street Form-Based Design Approach," the setback shall be 20 feet from the toe of the retaining wall.
3. 
All proposals to develop within 50 feet of the toe of the slope shall be required to prepare and submit a geotechnical report that analyzes potential slope impacts and proposes a design that protects the long-term stability of the Cascade bluff.
C. 
Parking Requirements. The following standards shall supplement and, in the case of conflict, replace like standards contained in Section 18.22.130:
1. 
Each application for development or change of use must submit a parking plan that explains how parking to serve the proposal will be accommodated.
2. 
Every proposed residential unit must be associated with at least one onsite parking space dedicated for use by that unit. For every four units developed in a single complex, one additional onsite parking space must be provided.
3. 
Each parking plan submitted shall provide specific proposals for reducing the amount of area used for parking within the district. Options such as tandem parking, reduced parking space dimensions, offsite parking, shared parking, homeowner association adopted restrictions on vehicle size or quantity or other creative options will be considered.
D. 
Building Height. Building heights within the Wharf Street overlay district shall be measured from the base flood elevation (BFE).
(Ord. 923, 2009)