The purpose of the Shorelands Commerce Park (SCP) Zone and the Shorelands Commerce Park-Mixed Node (SCP-Mixed Node) Zone is to:

1. Provide for a master-planned, architecturally-designed development with customized requirements and standards to permit flexibility and initiative in property development; 
   
2. Facilitate the integration of diverse but compatible uses, including, but not limited to, industrial, commercial, limited residential, mixed-node or use, and other community uses; 
   
3. Better preserve and enhance the property and neighborhood through integrated planning and design that would not be possible under other existing zoning regulations of the City; and
   
4. Provide for the incorporation of a thematic shoreland design, to enhance site development design through natural and human-scaled elements, and provision of usable trails and open space amenities.

Except as otherwise provided in this Chapter, an application for development within the SCP Zone or SCP-Mixed Node Zone shall be submitted and processed pursuant to applicable requirements of this Title, the Centerville Municipal Code, and any rules, regulations, or standards adopted thereunder, including, but not limited to, conceptual, preliminary and final subdivision plats, site plans, conditional use permits, building permits, and any other needed permit or approval.

1. Rezoning Approval Process. Except as otherwise specifically provided herein, an application for rezoning of property to the SCP Zone shall comply with the requirements for Zoning Map amendments as provided in CZC 12.21.080. 
   
   1. A minimum of 50 contiguous acres shall be required to initially establish a SCP Zone. Any and all other requests less than the required minimum acreage for the SCP Zone shall be contiguous with or to a previously established SCP Zone. 
      
   2. A minimum of 50 contiguous acres shall be required to initially establish a SCP-Mixed Node  Zone. Any and all requests less than the required minimum acreage for the SCP-Mixed Node Zone shall be contiguous with or to a previously established SCP-Mixed Node Zone. 
      
2. Subdivision Approval Process. Except as otherwise specifically provided herein, an application for development within the SCP Zone or SCP-Mixed Node Zone shall comply with the procedures and requirements for subdivision plat approval as provided in CMC 15 (Subdivisions).
   
3. Site Plan Approval Process. Except as otherwise specifically provided herein, an application for construction and improvements within the SCP Zone or SCP-Mixed Node Zone requiring site plan approval under CZC 12.21.110 shall comply with the requirements therein.

1. Development Characteristics. Development within the SCP Zone or SCP-Mixed Node Zone shall exhibit design components and characteristics, such as those set forth below, which set the development apart from a standard subdivision and/or traditional site plan approval accomplished under this Title.
   
   1. Building architecture;
      
   2. Use of shoreland style landscaping;
      
   3. Viewshed protection for the Legacy Parkway and the Legacy Preserve;
      
   4. Use of open space and critical lands; and 
      
   5. Public and private amenities.
      
2. Evaluation Criteria. Each development proposal for development within the SCP Zone and SCP-Mixed Node Zone shall be evaluated based on its compatibility with:
   
   1. The General Plan and West Centerville Neighborhood Plan;
      
   2. The purpose and development standards of the SCP Zone and SCP-Mixed Node Zone set forth in this Chapter;
      
   3. The purpose and standards of the Shorelands Commerce Park District Design Standards set forth in CZC 12.68;
      
   4. The purpose and design of the Legacy Parkway and Legacy Preserve; and
      
   5. Any other City-approved study applicable to the subject property.
      
3. Burden of Persuasion. An applicant shall have the burden of showing that the proposed uses, project design, and location of utilities and facilities meet the requirements of this Chapter.

1. SCP Zone Density. Development within an SCP Zone shall comply with development standards set forth in CZC 12.47.300. 
   
2. SCP-Mixed Node Zone Density. Development within an SCP-Mixed Node Zone shall substantially comply with the master conceptual site plan approved by the City in conjunction with a development agreement as approved by the City. 
   
   1. Industrial, office and support commercial type uses shall consist of at least 40% of the developed acreage or land of any SCP-Mixed Node Zone and shall comply with the development standards set forth in CZC 12.47.300.
      
   2. Residential uses shall only be established in conjunction with other industrial, office and supportive commercial type uses within the SCP-Mixed Node Zone and shall comply with the development standards set forth in CZC 12.47.300.
      
   3. A variety of residential types shall be integrated into the design and layout of the SCP-Mixed Node Zone. A maximum of 30% of the allowed residential density can be detached single-family dwellings. No more than 35% of the allowed residential density shall be stacked type multiple-family residential units. Town homes, live/work units and other such residential types are appropriate for the remaining allowed density type. 
      
   4. The maximum overall density for development of property designated as an SCP-Mixed Node Zone shall not exceed a gross density of 12 units per acre, when calculating the entire master planned area or a net density of 15 units per acre, when calculating the developable acreage designated solely for residential uses.
      
3. No Density Guarantee. The density limitations and provisions set forth in this Section are not intended to guarantee density for any project area or development within the SCP Zone or the SCP-Mixed Node Zone. Actual density shall depend on compliance with applicable standards, and circumstances and topography of the particular property or project.

1. The following uses, as defined in CZC 12.12 (Definitions), shall be permitted uses in the SCP Zone:
   
   
   • Accessory Use;
   • Construction Sales and Service;
   • Cultural Service;
   • Government Service;
   • Laundry Service;
   • Manufacturing, General;
   • Manufacturing, Limited;
   • Media Services;
   • Medical Service;
   • Office, General;
   • Park;
   • Personal Instruction Service;
   • Post Office;
   • Printing, General;
   • Protective Service;
   • Research Service;
   • Restaurant, Eatery;
   • School, Vocational;
   • Utility, Minor; and
   • Wholesale and Warehousing, Limited.
2. The following uses, as defined in CZC 12.12 (Definitions), shall be conditional uses in the SCP Zone, as follows:
   
    • Operations Center;
   
   • Military Facility;
   • Parking Garage;
   • Public Utility Substation;
   • Stables, Private (as an accessory use only);
   • Stables, Public;
   • Transportation Service;
   • Wholesale and Warehousing, General; and
   • Vehicle and Equipment Rental or Sale.

1. Development Design Pattern Book Required. In addition to applicable requirements of this Title and other provisions of the Centervile Municipal Code, all applications for the development of property to the SCP Zone shall include a development design pattern book. 
   
2. Development Design Pattern Book Approval. The development design pattern book shall be reviewed and approved by the City in conjunction with an application for conceptual site plan and/or conceptual subdivision acceptance within the SCP Zone. 
   
3. Development Design Pattern Book Submittal Requirements. In addition to the conceptual site plan submittal requirements of this Title, the development design pattern book shall provide and address the following:
   
   1. Written descriptions and graphic illustrations explaining how the development compliments the physical form of the property and how all six shoreland design principles found in CZC 12.68.040 are to be integrated into the design of the development. 
      
   2. Written descriptions and graphic illustrations explaining the proposed conceptual architectural design, building elevations, and other such related design schemes.
      
   3. Written descriptions and graphic illustrations that clearly describe proposed open spaces, landscaping ideas, pedestrian pathways, and related entryway features and/or amenities; and
      
   4. Written descriptions and graphic illustrations outlining existing or proposed on-site and off-site utilities services, storm drainage facilities, and subdrain systems including a storm drainage plan designating how storm water drainage for an event with a 10 year return interval will be handled;
      
4. Effect of Development Plan Approvals. Upon acceptance of a conceptual plan and the associated development design pattern book by the City, further development applications such as subdivision plat and site plan approval for development within the SCP Zone shall comply substantially with conceptual plan and the development design pattern book.

1. The following uses, as defined in CZC 12.12 (Definitions), shall be permitted uses in the SCP-Mixed Node Zone:
   
   
   • Accessory Use;
   • Bank or Financial Institution;
   • Business Equipment Rental Services and Supplies;
   • Club or Service Organization;
   • Cultural Service;
   • Dwelling, Multiple-Family
   • Dwelling, Patio Home
   • Dwelling, Townhouse
   • Government Service;
   • Laundry or Dry Cleaning, Limited
   • Manufacturing, Limited;
   • Media Services;
   • Medical Service;
   • Office, General;
   • Park;
   • Personal Care Service
   • Personal Instruction Service
   • Post Office;
   • Printing, General;
   • Protective Service;
   • Research Service;
   • Restaurant, Eatery
   • School Vocational;
   • Utility, Minor;
   • Veterinary Services
   • Wholesale and Warehousing, Limited.
   
   
2. The following uses, as defined in CZC 12.12 (Definitions), shall be conditional uses in the SCP-Mixed Node Zone, as follows:
   
   
   • Assisted Living Facility
   • Child Care Center
   • Church or Place of Worship
   • College or University;
   • Convenience Store
   • Dwelling, Garden Apartments
   • Farmers Market
   • Hospital;
   • Parking Garage
   • Public Utility Substation; and
   • Senior Housing.

A Master Conceptual Site Plan consisting of a schematic, scaled drawing of the property to be developed shall be required for all development with the SCP-Mixed Node Zone. The Master Conceptual Site Plan shall depict proposed land use pattern of the subject property and include such related items as the location of property lines, lots, yards, basic utility lines, site topography, waterways, drainage, streets, landscaping, parking areas, building location, building architecture and materials, pedestrian pathways, lighting, signs, fences, and other related features.

1. Master Plan Required. In addition to applicable requirements of this Title and other provisions of the Centerville Municipal Code, all applications for the rezoning of property to the SCP-Mixed Node Zone shall include a Master Conceptual Site Plan. 
   
2. Master Plan Approval. The Master Conceptual Site Plan shall be reviewed and approved by the City in conjunction with an application for rezoning to the SCP-Mixed Node Zone. 
   
3. Master Plan Submittal Requirements. The Master Conceptual Site Plan shall be drawn to a scale at not smaller than 100 feet to the inch and shall conform to the requirements for a concept plan application as provided in CZC 12.21.110.
4. Development Design Pattern Book. In addition to the Master Conceptual Site Plan submittal requirements of this Chapter, the conceptual site plan shall include a Development Design Pattern Book that provides and addresses the following:
   
   1. Written descriptions and graphic illustrations explaining how the development compliments the physical form of the property and how all six shoreland design principles found in CZC 12.68.040 are to be integrated into the design of the development. 
      
   2. Written descriptions and graphic illustrations explaining the proposed conceptual architectural design, building elevations, and other such related design schemes.
      
   3. Written descriptions and graphic illustrations that clearly describe proposed open spaces, landscaping ideas, pedestrian pathways, and related entryway features and/or amenities; and
      
   4. Written descriptions and graphic illustrations outlining existing or proposed on-site and off-site utilities services, storm drainage facilities, and subdrain systems including a storm drainage plan designating how storm water drainage for an event with a 10 year return interval will be handled;
      
5. Effect of Plan Approvals. Upon acceptance of a Master Conceptual Site Plan and Development Design Pattern Book by the City, such plan shall be deemed to satisfy concept plan approval as required under CZC 12.21.110 and CMC 15 (Subdivisions). Further development applications such as subdivision plat and site plan approval for development within the SCP-Mixed Node Zone shall comply substantially with the approved Master Conceptual Site Plan and the associated Development Design Pattern Book.

The use and development of real property in the SCP and SCP-Mixed Node Zones shall conform to regulations of general applicability as set forth in the following Chapters of this Title.

1. CZC 12.50 (Existing Conditions Inventory)
   
2. CZC 12.51 (Landscaping and Screening)
   
3. CZC 12.52 (Off-Street Parking and Loading)
   
4. CZC 12.53 (Sensitive Lands)
   
5. CZC 12.54 (Signs)
   
6. CZC 12.55 (Supplementary Development Standards)
   
7. CZC 12.56 (Temporary Uses)
8. CZC 12.68 (Shorelands Commerce Park District Design Standards)

1. Intent. The SCP Zone and SCP-Mixed Node Zone designations are intended to be utilized for the development of the subject property in accordance with the terms and conditions of the respective zone and/or the approved development plan for the property.
   
2. Conceptual Site Plan and/or Preliminary Subdivision Plat. Rezoning of any property to the SCP Zone or SCP-Mixed Node Zone shall be subject to and conditioned upon submission of a conceptual site plan and/or preliminary subdivision plat within one year from the effective date of rezoning.
   
3. Final Site Plan or Final Subdivision Plat. Rezoning of any property to the SCP Zone or SCP-Mixed Node Zone is further subject to submission and approval of a final site plan and/or submission, approval, and recording of a final subdivision plat within one year from the effective date of approval of the preliminary subdivision plat and/or conceptual site plan approval, as applicable.
   
4. Substantial Construction. Substantial construction shall be commenced within one year from the date of final site plan approval or final plat recording.

Development Standards for SCP Zone and SCP-Mixed Node Zone are set forth in the following Table.