HomeMy WebLinkAbout17254-CI-Renton-COMM-SHPL-2014-09-18-PreAPPL MTNG(recvd 2015-01-15)PRE-APPLICATION MEETING FOR
VUECREST II PRELIMINARY PLAT
PRE 14-001189
CITY OF RENTON
Department of Community & Economic Development
Planning Division
September 18, 2014
Contact Information:
Planner: Clark H. Close, 425-430-7289
Public Works Plan Reviewer: Rohini Nair, 425-430-7298
Fire Prevention Reviewer: Corey Thomas, 425-430-7024
Building Department Reviewer: Craig Burnell, 425-430-7290
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
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FIRE & EMERGENCY SERVICES
DEPARTMENT
M E M O R A N D U M
DATE: September 18, 2014
TO: Clark Close, Associate Planner
FROM: Corey Thomas, Plan Review/Inspector
SUBJECT: (Vuecrest II Preliminary Plat – 4909 Main Ave S)
PRE14-001189
1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up
to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square
feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant
is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes
up to 1,500 gpm. There is one existing fire hydrant in this area and it meets current code. A
water availability certificate is required from Soos Creek Water and Sewer District.
2. The fire impact fees are applicable at the rate of $479.28 per single family unit. This fee is
paid prior to recording the plat. Credit is granted for the removal of one existing home.
3. Fire department apparatus access roadways are required to be a minimum of 20-feet wide
fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways
shall be constructed to support a 30-ton vehicle with 322-psi point loading. Approved
apparatus turnarounds are required for dead end roads exceeding 150-feet. An approved
90-foot diameter cul-de-sac type turnaround is required for dead end streets over 300-feet
long. Per city ordinance all homes beyond 500-feet dead end will require an approved fire
sprinkler system.
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: September 18, 2014
TO: Clark Close, Associate Planner
FROM: Rohini Nair, Plan Review Section
SUBJECT: Vuecrest II Preliminary Plat Pre-application
4909 Main Ave South
PRE14-001189
NOTE: The applicant is cautioned that information contained in this summary is preliminary and
non-binding and may be subject to modification and/or concurrence by official city decision-makers.
Review comments may also need to be revised based on site planning, code changes, and other design
changes required by City staff or made by the applicant.
I have completed a preliminary review for the above-referenced proposal located at 4909 Main Ave
South. The following comments are based on the pre-application submittal made to the City of Renton
by the applicant.
WATER
1. The proposed development is within the Soos Creek water service area.
2. Water availability certificate from Soos Creek must be provided to the City during the land use
application.
3. Approved water plans from Soos Creek must be provided during the utility construction plan review.
4. The project must meet all Fire Department requirements including hydrants and fire flow.
SANITARY SEWER
1. The site is located in the Soos Creek service area. Sewer availability certificate from Soos Creek
must be provided to the City during the land use application. Approved sewer plans from Soos Creek
must be provided during the utility construction plan review.
2. Service connection to the west is contingent on the potential development on the west side, which
is not certain at this time. The applicant must coordinate with Soos Creek regarding the sewer
service.
SURFACE WATER
1. A drainage report complying with the City of Renton adopted 2009 Surface Water Design Manual
Vuecrest Preliminary Plat Preapp– PRE14-001189
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Amendment to the 2009 King County Surface Water manual, will be required. Based on the City’s
flow control map, the site falls within the Flow Control Duration Standard (Forested Site Conditions).
The project is required to use the Flow Control Duration Standard (forested conditions) as the
existing pre-developed condition. Refer to Figure 1.1.2.A – Flow chart, for determining the type of
drainage review required in the City of Renton 2009 Surface Water Design Manual Amendment.
Stormwater BMPs applicable to the individual lots must be provided. Level 3 flow control may be
required dependent on downstream conditions and additional information. The drainage report
must account for all the improvements provided by the project. Stormwater improvements based
on the drainage report study will be required to be provided by the developer.
2. A geotechnical report for the site is required. Information on the water table and soil permeability,
with recommendations of appropriate flow control BMP options with typical designs for the site
from the geotechnical engineer, shall be submitted with the application. The geotechnical report
must include information whether the soil is suitable for infiltration.
3. Surface water system development (SDC) fee is currently $1,228.00 (2014 rate) for each lot.
TRANSPORTATION
1. Payment of the transportation impact fee is applicable on the single family houses at the time of
building permit issuance. The current transportation impact fee rate is $1,430.72 per single family
house. The transportation impact fee that is current at the time of building permit application will
be levied, payable at issuance of building permit.
2. Main Ave South (102nd Ave SE) is a residential street. The existing half street frontage as per King
County assessor map seems to be 20 feet with a total existing right-of-way (ROW) width of 50 feet.
ROW dedication is required to be provided by the proposed development. The required paved width
on the street is the code required minimum 26 feet or the existing paved width along the 102nd Ave
SE corridor, the larger number is applicable. As per RMC 4-6-060, 0.5 feet wide curb, 8 feet wide
landscaped planter, 5 feet wide sidewalk, street lighting, and stormwater improvements are
applicable on residential streets. Row dedication required to the back of the sidewalk is required to
be provided by the developer. The frontage improvements are required to be provided by the
developer.
3. Internal site access – The road layout submitted with the preapp submittal shows the half street
located near the north property line. Half street requirements as per the RMC 4-6-060 includes 35
feet minimum ROW width and minimum 20 feet wide paved width, 0.5 feet wide curb, 8 feet wide
landscaped planter, 5 feet wide sidewalk are applicable on the development side along with, street
lighting, and stormwater improvements. The current submittal street layout shows the half street
curving to the south. There is a potential development in parcel 3123059048 (not yet approved by
the City) that may have a public street built to the north west of this parcel. Considering that
potential development, the design of the street can consider the road curving to the north. It will
benefit the owner of this project to work with the owners of parcel 3123059048 and the owner of
parcel 3223059171 (4835 Main Ave S) regarding a through connected public street layout. The
maximum slope allowed on a public street is 15%. Street lighting is required on public streets.
Please refer to RMC 4-6-060 to obtain the pavement layer information on half streets.
If the through connected public street option is not a possibility, then turnaround or culde sac must
be provided at the end of the proposed public street. A half street (at a minimum) including
Vuecrest Preliminary Plat Preapp– PRE14-001189
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dedication and construction of improvements, along with easement on the neighbor’s property will
be required. Please refer to section H of RMC 4-6-060 to obtain the requirements of hammerhead/
cul de sac/ secondary access. The hammerhead/ cul de sac/ secondary access requirement must also
meet with Fire Department requirements. The maximum slope allowed on a public street is 15%.
Street lighting is required on public streets. Please refer to RMC 4-6-060 to obtain the requirements
on public streets.
4. Traffic study guidelines mention that traffic study is required for projects that generate 20 or more
peak hour trips. The proposed development of 10 lots is not expected to generate 20 new PM
peak hour trips.
5. Maximum width of single family driveways for two car garage is 16 feet. Refer to RMC 4-4-080
regarding driveway regulations. A minimum separation of 5 feet is required between driveway and
the property line.
6. Informational comment – traffic safety guidelines include a minimum spacing of 20 feet between
driveways.
GENERAL COMMENTS
1. All construction or service utility permits for drainage and street improvements will require separate
plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be
prepared by a licensed Civil Engineer.
2. When utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of
the drainage report, the permit application, an itemized cost of construction estimate, and the
application fee at the counter on the sixth floor.
3. All utilities serving the site are required to be undergrounded.
H:\CED\Planning\Current Planning\PREAPPS\14-001189
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: September 18, 2014
TO: Pre-application File No. 14-001189
FROM: Clark H. Close, Associate Planner
SUBJECT: Vuecrest II Preliminary Plat
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official
decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator,
Public Works Administrator, Planning Director, Development Services Director, and City
Council). Review comments may also need to be revised based on site planning and other design
changes required by City staff or made by the applicant. The applicant is encouraged to review
all applicable sections of the Renton Municipal Code. The Development Regulations are
available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall
or online at www.rentonwa.gov.
Project Proposal: The subject property (APN 3223059097) is located at 4909 Main Ave S on the
west side of Main Avenue S/102nd Avenue SE. There are limited regulated slopes (>15% &
<=25%) and regulated slopes (>25% & <=40%) on the subject property. The applicant is
proposing a preliminary plat for a 10-lot subdivision with a stormwater tract on 2.45 acre parcel
located within the Residential – 8 zoning district. The existing single family residence and
accessory buildings will be removed. Access to the 10 proposed residential lots would be via a
new public street, running east and west, through the north part of the site. The new lots are
intended for the eventual development of 10 detached single-family homes.
Current Use: There is currently a single-family house with detached accessory structures located
on the subject properties with moderate vegetation and tree cover. There is a small wetland
located at the northwest portion of the property. All existing structures would likely be removed
as part of the development of the plat.
Zoning/Density Requirements: The subject property is zoned Residential-8 dwelling units per
net acre (R-8). The density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of
8.0 dwelling units per acre (du/ac). The area of public and private streets and critical areas
would be deducted from the gross site area to determine the “net” site area prior to calculating
density. The application materials identified a net site area of 106,722 square feet (2.45 acres).
Using the gross square footage provided, the proposal for 10 lots arrives at a gross density of
approximately 4.08 du/ac (10 lots / 2.45 acres = 4.08 du/ac), which is within the density range
permitted in the R-8 zone. A Density Worksheet would be required at the time of formal plat
application. The applicant would be required to demonstrate compliance with the net density
requirements of the zone.
Vuecrest II Preliminary Plat, PRE14-001189
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The City is considering adopting interim zoning while engaging in the Comprehensive Plan
update process. Interim zoning is temporary zoning that is in place while a local government
makes revisions to existing zoning, creates and adopts zoning, or addresses some other local
policy issue. It helps to preserve the status quo or at least to limit the extent of change that can
occur from the zoning activities. Washington State law enables cities to exercise this type of
zoning on a limited basis, either 6 months or 1 year. The proposed resolution for interim zoning
includes rezoning all properties zoned Residential 8 (R-8) to Residential 6 (R-6). The existing R-8
and proposed R-6 development standards are as follows:
R-8 Proposed R-6
Minimum Lot Area 4,500 sf for parcels greater than 1 acre.
5,000 sf for parcels 1 acre or less. 7,000 sq. ft.
Minimum Lot Width 50 ft. 60 ft.
Minimum Lot Width (corner lots) 60 ft. 70 ft.
Minimum Lot Depth 65 ft. 90 ft.
Front Setback 15 ft. 25 ft.
Rear Setback 20 ft. 25 ft.
Side Setback 5 ft. 7.5 ft.
Side Setback (along a street) 15 ft. 25 ft.
Maximum Height 30 ft. 30 ft.
Maximum Building Coverage
(including Primary and Accessory) 50% 40%
Development Standards: The project would be subject to RMC 4-2-110A, “Development
Standards for Single Family Zoning Designations” effective at the time of complete application
(noted as “R-8 standards” herein). Single family residential development is permitted outright in
the R-8 zone.
Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-8 zone is 4,500
square feet for parcels greater than 1 acre in size and 5,000 square feet for lots 1 acre or less in
size. The total lot area of the subject site is greater than 1 acre; therefore, a minimum lot size
of 4,500 square feet is applicable to the proposed project. A minimum lot width of 50 feet for
interior lots and 60 feet for corner lots, as well as a minimum lot depth of 65 feet, is also
required. The proposal’s compliance with these standards would be verified at the time of
preliminary plat application.
Lot Configuration – One of the following is required:
1. Lot width variation of 10 feet (10') minimum of one per four (4) abutting street-fronting
lots, or
2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet size
difference), or
3. A front yard setback variation of at least five feet (5') minimum for at least every four (4)
abutting street fronting lots.
If variation is not provided in the lot design at the time of preliminary plat application, the
applicant would be required to comply with option three at the time of building permits.
Vuecrest II Preliminary Plat, PRE14-001189
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Building Standards – R-8 zone allows a maximum building coverage of 35% of the lot area or
2,500 square feet, whichever is greater for lots over 5,000 square feet in size. The maximum
impervious coverage in the R-8 zone is 75%. Building height is restricted to 30 feet from existing
grade. Detached non-residential accessory structures must remain below a height of 15 feet.
The gross floor area of accessory structures must be less than that of the primary structure.
Accessory structures are also included in building lot coverage calculations. The proposal’s
compliance with the building standards would be verified at the time of building permit review
for the new residences.
Setbacks – Setbacks are the minimum required distance between the building footprint and the
property line and any private access easement. The required setbacks in the R-8 zone are 15
feet in front for the primary structure, 20 feet in front for an attached garage, 20 feet in the
rear, 5 feet on interior side yards, and 15 feet on side yards along streets (5 feet along a shared
driveway). The setbacks for the new residences would be reviewed at the time of building
permit.
Residential Design and Open Space Standards: All new dwelling units in the Residential Eight
Dwelling Units per Acre (R-8) zone are subject to the Residential Design and Open Space
Standards outlined in RMC 4-2-115. The proposal’s compliance with the residential design
standards would be verified at the time of building permit review for the new residences to be
located on all new lots.
Garages – The visual impact of garages shall be minimized, while porches and front doors shall
be the emphasis of the front of the home. Garages shall be located in a manner that minimizes
the presence of the garages and shall not be located at the end of view corridors. Alleyway
access is encouraged. If used, shared garages shall be within an acceptable walking distance to
the housing unit it is intended to serve.
Primary Entry – Entrances to homes shall be a focal point and allow space for social interaction.
Front doors shall face the street and be on the façade closest to the street. When a home is
located on a corner lot (i.e., at the intersection of two roads or the intersection of a road and a
common space), a feature like a wraparound porch shall be used to reduce the perceived scale
of the house and engage the street or open space on both sides.
Façade Modulation – Buildings shall not have monotonous façades along public areas. Dwellings
shall include articulation along public frontages; the articulation may include the connection of
an open porch to the building, a dormer facing the street, or a well-defined entry element.
Windows and Doors – Windows and front doors shall serve as an integral part of the character
of the home. Primary windows shall be proportioned vertically rather than horizontally. Vertical
windows may be combined together to create a larger window area. Front doors shall be a focal
point of the dwelling and be in scale with the home. All doors shall be of the same character as
the home.
Scale, Bulk, and Character – A diverse streetscape shall be provided by using elevations and
models that demonstrate a variety of floor plans, home sizes, and character. Neighborhoods
shall have a variety of home sizes and character.
Roofs – Roofs shall represent a variety of forms and profiles that add character and relief to the
landscape of the neighborhood. The use of bright colors, as well as roofing that is made of
material like gravel and/or reflective material, is discouraged.
Vuecrest II Preliminary Plat, PRE14-001189
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Eaves – Eaves should be detailed and proportioned to complement the architectural style of the
home.
Architectural Detailing – Architectural detail shall be provided that is appropriate to the
architectural character of the home. Detailing like trim, columns, and/or corner boards shall
reflect the architectural character of the house.
Materials and Color – A diversity of materials and color shall be used on homes throughout the
community. A variety of materials that are appropriate to the architectural character of the
neighborhood shall be used. A diverse palette of colors shall be used to reduce monotony of
color or tone.
Access/Parking: The applicant has indicated access via a new half street public roadway
extending from Main Ave S, along the northern property line, before dead-ending at the west
property line (at the Vuecrest Preliminary Plat, parcel no. 3123059048). The neighboring parcel
to the west identifies a Category 2 wetland connected to a class 4 stream extending to the west
property line of the KBS III, LLC parcel. The proposed half street should plan for a future
connection to the proposed road (SE 186th Pl) shown in Vuecrest Estates Preliminary Plat site
plan, LUA13-000642. All lots would be accessed directly off the new public roadway. Two off-
street parking spaces are required for each primary residence. A temporary turnaround will be
required at the west end of the access road until such time as the road is connected to SE 186th
Pl.
Driveways: The maximum driveway slope threshold is 15%. Driveways exceeding 8% must
provide slotted drains at the lower end of the driveway.
Landscaping: Development standards require that all pervious areas within the property
boundaries be landscaped. Ten feet (10') of on-site landscaping is required along all public street
frontages, with the exception of areas for required walkways and driveways according to the
landscaping standards of RMC 4-4-070F.
Minimum planting strip widths between the curb and sidewalk are established according to the
street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover are
to be located in this area when present. Street tree spacing standards shall be as stipulated by
the Department of Community and Economic Development, provided there shall be a minimum
of one street tree planted per address. Any additional undeveloped right-of-way areas shall be
landscaped unless otherwise determined by the Administrator of the Department of Community
and Economic Development or designee. Broadleaf trees planted in residential zones must be a
minimum of one and one-half inches (1.5") in diameter (dbh). Conifer trees at the time of
planting must be fully branched and a minimum of six feet (6') in height.
A conceptual landscape plan must be provided with the formal land use application as
prepared by a registered Landscape Architect, a certified nurseryman or other certified
professional. The plan shall include, but are not limited to, the minimum 10-foot onsite
landscaping strip and street trees within the planting strip of each lot.
Significant Tree Retention: It appears that several significant trees are located on the
proposed project site. Since significant trees (greater than 6-inch caliper) would likely be
removed, a tree inventory and a tree retention plan along with a tree retention worksheet shall
be provided with the formal land use application. The tree retention plan must show
preservation of at least 30 percent of significant trees, and indicate how proposed building
footprints would be sited to accommodate preservation of significant trees that would be
Vuecrest II Preliminary Plat, PRE14-001189
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Meeting Held on September 18, 2014
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retained. If staff determines that the trees cannot be retained, they may be replaced with
minimum 2-inch caliper trees at a ratio of six to one. A formal tree retention plan would be
reviewed at the time of the Preliminary Plat application.
Critical Areas: There appear to be steep slopes, wetlands, wetland buffers, and Panther Creek (a
class 4 stream) on or near the site.
A wetland and stream report delineating and classifying the wetland and stream on/near the
site is required to be submitted with the formal land use application. In addition, as there are
proposed impacts to the wetland, a mitigation plan should also be submitted. City staff may
require secondary review of the wetland and/or stream report, at the expense of the applicant.
Furthermore, it appears the proposed roadway would cross a wetland, as such a Variance from
the critical areas regulations would be required.
Per RMC 4-3-050C.5.e Roads, Parks, Public and Private Utilities: (Continued), exempts the
construction of new streets, roads, rights-of-way and associated appurtenances, facilities and
utilities where no alteration or additional fill materials will be placed other than the minimum
alteration and/or fill needed to restore those facilities or to construct to meet established safety
standards. In every case, critical area and required buffer impacts shall be minimized and
disturbed areas shall be restored during and immediately after the use of construction
equipment.
Wetlands and their associated buffers are required to be placed within a Native Growth
Protection tract to protect the critical area from any proposed development for a non-exempt
activity.
Steep slopes are Geological Hazards therefore, a geotechnical study shall be provided by a
qualified professional. The study shall demonstrate that the proposal will not increase the threat
of the geological hazard to adjacent properties beyond the pre-development conditions, the
proposal will not adversely impact other critical areas, and the development can be safely
accommodated on the site. In addition, the study shall assess soil conditions and detail
construction measures to assure building stability.
It is the applicant’s responsibility to ascertain whether additional critical areas are present on
the site through a critical areas study. If so, the proposal would need to be revised accordingly.
Environmental Review: Environmental (SEPA) Review is required for the proposed preliminary
plat. Note: The fee for Environmental (SEPA) Review is $1,030.00 ($1,000.00 plus 3 %
Technology Surcharge Fee).
Permit Requirements: Preliminary Plat requests would be processed concurrently with the
Environmental (SEPA) Review and Critical Areas Variance within an estimated time frame of 10
to 12 weeks, from the time that the application is accepted as complete. Note: The fee for a
preliminary plat application is $4,000.00 and the fee for a variance is $1,200.00 (A 3%
Technology Surcharge Fee will be added to each application fee).
Fees: In addition to the applicable building and construction fees, impact fees are required. Such
fees apply to all projects and would be calculated at the time of building permit application and
payable prior to building permit issuance. The fees for 2014/2015 are as follows:
· A Transportation Impact Fee based on $1,430.72/$2,143.70 per each new single family
residence;
Vuecrest II Preliminary Plat, PRE14-001189
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· A Parks Impact Fee based on $963.01/$1,395.25 per each new single family residence;
· A Fire Impact fee of $479.28 per each new single family residence; and
· A Renton School District Impact Fee based on $5,455.00/$5,541.00 per each new single
family residence.
A handout listing Renton’s development-related fees is attached for your review.
Note: When the formal application materials are complete, the applicant is strongly
encouraged to have one copy of the application materials pre-screened at the 6th floor front
counter prior to submitting the complete application package. Please contact Clark Close,
Associate Planner at 425-430-7289 or by email at cclose@rentonwa.gov for an appointment.
Expiration: Upon approval, preliminary plats are valid for seven years through December 31,
2014. On or after January 1, 2015 they will be valid for five years.
3,600
300
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4909 Main Ave S
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