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HomeMy WebLinkAboutORD 4614 Amends Ord 4404, 4560, 4549 4523, 4548. � Amended by Ord 4680, 4802 CITY OF RENTON, WASHINGTON ORDINANCE N0. 4614 AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING SECTION 4-31-7 OF CHAPTER 31, ZONING, OF TITLE IV (BUILDING REGULATIONS) , OF ORDINANCE NO. 4260 ENTITL�D "CODE OF GENERAL ORDINANCES OF THE CITY OF RENTON, WASHINGTON" BY ELIMINATING THE PNR ZONE - (PLANNED NEIGFIBORI300D RESIDENTIAL) AND ESTABLISHING THE R-14 ZONE (RESIDENTIAL USE - MAXIbIITM 14 UNITS PER ACRE) . THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN AS FOLLOWS : SECTION I. Section 4-31-7 of Chapter 31, Zoning Code, of Title IV (Building Regulations) , of Ordinance No. 4260 entitled "Code of General Ordinances of the City of Renton, Washington" is hereby amended to read as follows : 4-31-7 : R-14 RESIDENTIAL USE - bIAXIM[TM 14 UNITS PER ACRE. A. PURPOSE: The purpose of the Residential Zone - 14 Dwelling � Units Per Net Acre (R-14) is to encourage development of new residential neighborhoods that provide a mix of detached dwellings, semi-attached dwellings, and attached dwelling structures which are organized and designed to combine characteristics of both typical detached single-family and small scale multi-family developments . Structure size is intended to be limited in terms of bulk and scale so that the various unit types allowed in the zone are compatib�e with one another and can be integrated together into a quality i neighborhood. Project features are encouraged such as yards � for private use, common open spaces and landscaped areas which enhance a neighborhood and foster a sense of community. Civic and limited commercial uses may be combined with residential development when they support the purpose of the designation. ORDINANCE N0. 4614 The R-14 Zone is intended for areas that are designated as Residential Planned Neighborhood (RPN) on the Comprehensive Land Use Map. Reviewing Official approval of projects in the R-14 Zone is contingent upon the determination that the proposed developments are compatible with site characteristics and are consistent with the purpose of the R-14 designation and the Residential Planned Neighborhood policies of the Comprehensive Plan. B. Permitted Uses : 1 . Primary: a. Residential Uses . (1) Detached dwelling units . (2) Semi-attached dwelling units, limited to four (4) units maximum. (3) Modular homes . (4) Designated manufactured homes . (5) A cluster of up to three (3) attached ground- related dwelling units (e.g. townhouses, row houses) , provided that building length does not exceed 85 feet . (6) Group Homes II (maximum of six [6] residents) . (7) Adult family homes . b. Non-Residential Uses . (1) Utilities, small . (2) Temporary uses . 2 . Secondary Uses . , a. Residential uses subject to the following conditions : (1) Townhouses designed in larger structures than � allowed as a primary use. (2) Stacked flats . (3) Combinations of townhouses and flats in one structure . Al1 residential uses shall be subject to the following conditions : 2 ORDINANCE NO. 4614 (i) these unit types shall not exceed fifty percent (50 0) of the permitted units in a proj ect . (ii) buildings shall not exceed six (6) dwelling units per structure, except as provided in section 4-31-7-D. 2 .d, Bonuses . (iii) buildings shall not exceed 115 feet in length. b. Non Residential Uses . (1) New community gardens subject to the following conditions : (i) Administrative approval under the Site Plan Review Ordinance for new neighborhood gardens with an area smaller than ten (10) acres . (ii) Hearing Examiner approval, under the Site Plan Review Ordinance, for new neighborhood gardens with an area of ten (10) acres or larger. c. New Neighborhood and C'ommunity Parks subject to: (1) Administrative approval under the Site Plan Review Ordinance for new neighborhood parks with are smaller than ten (10) acres . (2) . Hearing Examiner approval, under the Site Plan Review Ordinance, for new neighborhood parks which are ten (10) acres or larger. (3) Consistency with the City of Renton Parks & Trails Master Plan d. New public or private elementary and secondary , school portables, up to four (4) per site, and ' subject to site plan review. e . Civic Uses : (1) Community Meeting Hall . (2) Senior Center. (3) Recreation CenLer. 3 ORDINANCE N0. 4614 All civic uses shall meet development standards in section 4-31-7 .D. 3 and shall be subject to the following conditions : (i) These uses may only be provided in conjunction with residential development . (ii) These uses shall be created as a focal point for the development . (iii) These uses shall be designed to include a common motif or theme. f . Recycling/Collection stations shall meet development standards in section 4-31-7 .D. 3 and shall be subject to the following conditions : (1) The recycling/collection station is accessory to a public or quasi-public use. (2) The recycling/collection station is portable and temporary (not to exceed ninety (90) calendar days out of each year) . (3) The recycling/collection is not located on any public right-of-way unless a right-of-way use permit is granted by the Board of Public Works . (4) The property owners or managers shall keep the area surroundi�g the recycling/collection station maintained and clear of debris . 3 . Accessory Uses : a. Household pets consistent with section 4-31-37, Animals . b. Building/structures and uses normally associated with and ancillary to residential dwelling units and located on the same lot as the residential dwelling unit . c. H�me occupations, consistent with section 4-31-19 .G, Home Occupation. d. Family Day-Care licensed by the state of Washington. 4 . Administrative Conditional Use : a. Bed and breakfast homes (four [4] or fewer guests per night) . b. Utilities, medium. , 4 ORDINANCE N0. 4h14 5 . Hearing Examiner Conditional Use: Such uses are subject to development standards described in section 4-31-7 .D.3 . a. Churches, synagogues and temples . b. Community facilities . c. Convalescent centers and nursing homes . d. Day-Care Centers . e. Group Homes II with seven or more residents . f . New public or private elementary and secondary schools . g. Expansion of existing public or private elementary � or secondary schools by the addition of permanent structures, resulting in an increase of the size of I school facilities of more than ten percent (l00) . h. New regional parks, new trails and open spaces . i . Utilities, large. j . Commercial Uses : Commercial uses listed in this section are permitted only in conjunction with and intended to serve primarily the surrounding residential development . (1) Convenience markets . No drive-through services permitted. (2) Laundromats . No drive-through services I permitted. (3) Eating and/or drinking establishments . No drive-through services permitted. C. PROHIBITED AND UNCLASSIFIED USES : Any use not specifically listed as a Primary, Secondary, Accessory or Conditional Use shall be prohibited, except those uses determined by the Zoning Administrator, to be : (1) in keeping with the intent of the zone; and (2) similar in nature to a specifically listed Primary, Secondary, Accessory, or Conditional use. D. DEVELOPMENT STANDARDS : 1 . General Requirements . a. Plats or Shadow Plats All permitted uses may be developed on eith�r: (a) properties which are 5 ORDINANCE NO. 4614 platted through the subdivision process; or (b) properties which are to remain unplatted. (1) For properties which are to remain unplatted, the development application shall be accompanied by a shadow plat . For purposes of this section (4-31-7) , "lot" shall mean legal platted lot and/or equivalent shadow platted land area. The applicant must demonstrate to the Reviewing Official that the proposed development will : (i) be developed to standards equivalent to those requirements established in this chapter for yards, land areas, widths, setbacks and frontages, and � (ii) provide access and infrastructure to serve � the development, equivalent to those requirements established in the Subdivision Ordinance . (2) Covenants shall be filed as part of a final plat in order to address the density and unit mix requirements of the zone. b. Site Plan Review: (1) All applications, including plats, require concurrent submittal of a Site Plan Review � application for all proposed and future development pursuant to section 4-31-33 (Site I Plan Review) . � (2) Site Plan Review shall be required for all I development in the R-14 Zone, except for: (i) new or replacement detached or semi- attached home on a single, previously � platted lct, � (ii) exterior remodeling or expansion of an i existing primary residence, and (iii) accessory structures otherwise exempt from the SEPA Ordinance. c. Lot/Coverage: The maximum area covered by buildings shall not exceed fifty percent (500) of the total lot area. 6 ORDINANCE N0. 4614 ' d. Sensitive Areas : See section 4-31-34; Chapter 32 , Title IV; Chapter 8, Title VIII ; section 4-31-35 ; Chapter 19, Title IV; section 4-31-31; and Chapter 6, Title IV of the Renton City Code. e . Signs : See Chapter 20, Title IV of the Renton City Code. 2 . Residential Uses . To achieve the objectives of this zone and the RPN Comprehensive Plan Policies, dwellings shall be arranged in a manner which creates a neighborhood environment . Development shall incorporate the following features : a. Required Project Features : (1) Building Locatior.: (i) Residential units and any associated � commercial development within an overall development shall be connected through I organization of roads, blocks, yards, central places, pedestrian linkage and amenity features . (ii) Front facades of structures shall address the public street, private street or court by providing: � (a) a landscaped pedestrian connection, (b) an entry feature facing the front yard. (2) Building Design: The development shall include the following , features : Architectural design which incorporates : (i) Variation in vertical and horizontal modulation of structural facades and roof lines among individual attached dwelling units (e.g. angular design, modulation, i multiple roof plans) , and (ii) Private entry features which are designed to provide individual ground floor connections to the outside for primary uses and secondary use townhouses . (3) Landscaping: 7 ORDINANCE N0. 4614 ' (i) The entire front setback excluding driveways and an entry walkway shall be landscaped. (ii) All landsca��ed areas shall be treated with pervious surfacing and/or materials . (4) Parking: Parking shall comply with Chapter 4-14, Parking and Loading. (5) Building Height : Units shall be a maximum height of two stories and thirty (30) feet, except secondary uses developed under Section 4-31-7 .D 2 d. , Bonuses . Accessory buildings and/or structures shall not exceed fifteen (15) feet in height . I b. Number of Residential Structures Per Lot : One I� residential structure and associated accessory buildings for that structure shall be permitted per lot, except for residential buildings legally existing at the date of adoption of this ordinance . c. Dwelling Unit Density. Minimum Density: (1) Dwelling unit density shall not be less than eight (8) units per net acre. ' (2) Exceptions to minimum density may be granted by the Reviewing Official based on the criteria established in section 4-31-5 .E . (R-8 � Exceptions) . Maximum Density: Density shall not exceed fourteen (14) dwelling units per net acre EXCEPT that density of up to eighteen (18) dwelling units per net acre may be permitted if such development can be achieved in accord with section 4-31-7 .D.2d. � d. Density and Unit Size Bonus . (1) Purpose : The bonus provisions are intended to allow greater flexibility in the implementation of the purpose of the R-14 designation. Bonus 8 � ORDINANCE NO. 4614 criteria encourage provision of aggregated open space and rear access parking in an effort to stimulate provision of higher amenity neighborhoods and project designs which address methods of reducing the size and bulk of structures . Applicants wishing such bonuses must demonstrate that the same or better results will occur as a result of creative design solutions than would occur with uses developed under standard criteria. (2) Permitted Bonuses : The following bonuses may be achieved independently or in combination: (i) Bonus Densities : Dwelling unit density may be increased from fourteen (14) units per net acre, to a range of fifteen to eighteen (15-18) units per net acre . , Densities of greater than eighteen (18) units per net acre are prohibited. (ii) Bonus Dwelling Unit Mix/Arrangement : . Dwelling units permitted per structure may be increased as follows : (a) Primary Uses : A maximum of four units per structure, with a maximum structure length of 100 feet . (b) Secondary Uses : A maximum of eight (8) units per structure with a maximum structural height of 35 feet, or three [3] stories and a maximum structural length of 115 feet . (3) Bonus Criteria: (i) To qualify for one or both bonuses the applicant shall provide either: (a) Alley and/or rear access and parking f or f i f ty percent (5 0 0) of primary uses or secondary use townhouses permitted under section 4-31-7 .B. (b) Civic Uses as listed in section 4-31- 7 .B.2 Secondary Uses : (A) Community Meeting Hall, 9 i ORDINANCE NO. 4614 (B) Senior Center, (C) Recreation Center, or (D) Other similar uses as determined by the Zoning Administrator. ' (c) A minimum of five percent (50) of the net developable area of the project in aggregated common open space . Common open space areas may be used for any of the following purposes : playgr�unds, picnic shelters/facilities and equipment, village greens/square, trails, corridors, or natural . Structures such as kiosks, benches, fountains and maintenance equipment storage facilities are permitted provided that they serve and/or promote the use of the open space . To qualify as common open space an area must meet each of the following conditions : (A) function as a focal point for the deve]_opment, (B) have a maximum slope of ten percent, (C) have a minimum width of 25 feet except for trails or corridors, (D) be located outside of right-of- ways, (E) be improved for passive and/or active recreational uses, (F) be improved with landscaping in public areas, and (G) be maintained by the homeowners association if the property is s�.bdivided, or by a management organization if the property is not subdivided. 10 ORDINANCE NO. 4614 I� (ii) Developments which qualify for a bonus I shall also incorporate a minimum of thrEe features selected from the improvements options as described below: �� (a) Architectural design which , incorporates enhanced building entry features (e.g. varied design materials, arbors and/or trellises, cocheres, gabled roofs) . (b) Active common recreation amenities such as picnic facilities, gazebos, sports courts, recreation center, pool, spa/jacuzzi . (c) Enhanced ground plane texture or color e.g. stamped patterned concrete, cobblestone, or brick at all building entries, courtyards, trails or sidewalks . (d) Building or structures incorporating bonus units shall have no more than seventy-five percent (750) of the garages on a single facade . (e) Surface parking lots containing no more than six parking stalls separated from other parking areas by landscaping areas with a minimum width of 15 feet . (f) Site design incorporating a package of at least three amenities which enhance single-family character, such as coordinated lighting (street or building) , mailbox details, address and signage details, and street trees as approved by the Reviewing Official . 11 ORDINANCE N0. 4614 e. Residential Lot Size, Width, and Depth. The following table provides standards for lot area, lot width and lot depth: Table 4-31-7 .D.2 .e: Lot size, width and depth standards : ;:.::.:...;.. ;::: .:. , _ . . ' ; < ;:::;;::;:;..:Minim�m Lot_Size :: :>Minirnurri ` :': Minimum Per Ur�i#it�_sg:;�:ff . .;Lot Wditi :: :::Lo�"Depfli ,. :. :. . Primary Units detached 3000 30 ft 50 ft. semi-attached 3000 30 ft 50 ft. Primary Units attached exterior 2500 25 ft 45 ft attached interior 2000 20 ft 45 ft Secondary Units attached e�erior 2000 20 ft 40 ft attached interior 1800 20 ft 40 ft Secondary Units Flats 1800 50 ft 35 ft i 12 ORDINANCE N0. 4614 f . Setbacks . (1) The following Table sets forth setback standards for residential development . Table 4-31-7 .D.2 . f . 1 : Setbacks for Residential Structures and Accessory Structures: � . - _... _... _..._. .. _ . ... _ _. _.. . , _ inimum:; :ont iV[inir�um#ront set ack< Rear setback- Side;setback setback with wifl�.parking;access :: parking acces� prt�v�ded from the rear - - ` `prouided.from _via public s#reet or ;:: ` -<. ; ;. ' ' the frc�nt or : atley ; >.. side ':: ,. . - . ;. ALL USES Comer lots Not Applicable Not Applicable Not Applicable 10 feet for preplatted lots less than 50' wide Attached accessory 20 feet 18 feet 15 feet None required structures Detached 15 feet 10 feet 3 feet. Garages/- None required accessory carports must structures provide a minimum of 24 feet of backout room PRIMARY USES Detached and 18 feet, except 10 feet, except when the 15 feet 5 feet � semi-attached on streets lot is adjacent to a lower ', primary structures without intensity residentially sidewalk, zoned property, setback ' setback may be must be 15 feet 15 feet SECONDARY USES Attached 15 feet 10 feet 15 feet 5 feet on both townhouses, 15 feet when the lot is sides stacked flats, over adjacent to a lower 10 feet when 3 units and their accessory intensity residentially the lot is structures zoned property adjacent to a lower intensity residentially zoned property 13 ORDINANCE NO. 4614 (2) The following Table sets forth standards for detached accessoz�y structures . Table 4-31-7 .D. 2 . f .2 : Detached Accessory Structures Garages or other Structures Maximum 1/residential unit Number Maximum Size 400 sq. ft. per unit Maximum Floor Less than the floor area of the principal area unit g. Allowed projections into setbacks : (1) The following Table sets forth setback standards for projections into setbacks . Table 4-31-7 .D. 2 .g. 1 : Projections into setbacks �i STRUCTURE TYPE MAXIMUM WIDTH OF LIMITATIONS I DISTANCE STRUCTURE (May project into setback area) Fireplace structures, 24 inch interior 10 foot max (1) Limited to two(2) per facade. bay/garden windows, setback (2) Not wider than ten feet (10'). enclosed stair landings 30 inch street or similar structures as setback determined by the Zoning Administrator ' Uncovered Porches& 24 inch into interior N/A Decks 18" or higher setback above grade at any point 30 inch into street along outer edge of setback structure Uncovered Porches& May extend to N/A Decks not exceeding 18" property line above finish grade along outer edge of structure at any point Eaves 24 inch interior N/A A minimum of 10' is required for setback street setbacks. 30 inch street setback 3 . Civic and/or Commercial Uses : Civic uses and/or commercial uses listed in section 4-31-7 .B are permitted only in conjunction with and intended to serve residential development in the R-14 Zone . Civic uses 14 � ORDINANCE N0. 4614 and/or commercial uses may be allowed if it is determined by the City that such uses are: � ♦ Designed to serve as a focal point for the residential community. ♦ Compatible with architectural character and site ' features of surrounding residential development, and characteristics . ♦ Consistent with applicable City regulations (e.g. Comprehensive Plan, Site Plan Review Ordinance) . a. Project Size Requirements : (1) Civic Uses : The maximum lot area dedicated for civic uses shall be limited to ten percent (l00) of the net developable area of a property. Building size shall be limited to 3 , 000 square feet of gross floor area EXCEPT that by Hearing Examiner Conditional Use, civic uses may be allowed to be a maximum of 5, 000 � square feet for all uses . (2) Commercial Uses : The maximum area dedicated for all commercial uses shall be limited to ten percent (l00) of the net developable portion of a property. Building size shall be limited to 3 , 000 square feet of gross floor area. � Occupancy permits for commercial uses shall not '� occur until seventy-five percent (750) of the residential portion of a project is occupied. b. Building Design/Orientation Requirements : All civic and commercial uses shall provide pedestrian orientation through such measures as : pedestrian walkways, pedestrian amenities and improvements which support a variety of modes of transportation (e.g. bicycle racks) . c . Setback Requirements : (1) The following table sets forth Civic and Commercial Setback Standards . 15 ORDINANCE NO. 4614 TABLE 4-31-7 .D.3 . C : CIVIC COMMERCIAL USE SETBACKS _. �I _... _.. _ ': :; >,: .; ;::..;: .:: . IVIiNIMUM LIM#7'AT:[ONS ,' _. S�TBACK , -: ; ;.. ;> :. DISTANCE . ' FRt�NT 15 feet Abutting or adjacent to residential development. 10 feei For all other development (e.g. non-residential development) MAXIMUM No maximum front setbacks are required for new structures. For additions to existing structures, the maximum setback requirements shali be consistent with setbacks rovided in the existin structures. REAR 15 feet Abutting or adjacent to rPsidential development subject to the provisions of Section 4-31-7.D.3.e below(landscaping). � none For all other develo ment e. . non-residential develo ment . SIDE 15 feet Abutting or adjacent to residential development subject to the provisions of Section 4-31-7.D.3.e below(landscaping). none For all other develo ment e.g. non-residential develo ment INTERIOR 15 feet Abutting or adjacent to residential development subject to the provisions of Section 4-31-7.D.3.e below(landscaping). ' none For all other develo ment e. . non-residential develo ment . (2) No structures or parking areas for civic uses are permitted within the setback areas . d. Height Requirements : (1) Civic Uses : Stru�tures shall be limited to two [2] stories . (2) Commercial Uses : Structures shall be limited to one [1] story and twenty [20] feet . e . Landscaping/Improvements : (1) Street Frontage: (i) Lots abutting public streets shall be improved with a minimum ten [10' ] foot wide landscaping strip. The Reviewing Official may modify this provision, through the site plan review process, where it is determined that specific portions of the required landscaping strip may be developed and maintained as a usable public open space with an opening directly to a public entrance. 16 ORDINANCE N0. 4614 (ii) Lots abutting or adjacent to residential I, property(ies) where the residential '�i property(ies) is located either within the i R-14 Zone, or within another "Residential" � use, shall be improved along the common boundary with a minimum fifteen [15' ] foot wide landscaped setback and a sight- obscuring solid barrier wall . The Reviewing Official may permit, through the site plan review process, the substitution for the fifteen foot [15 ' ] wide landscaping strip, of a ten foot [10 � ] wide landscaped setback and a sight- obscuring solid barrier wall (e .g. landscaping or solid fence) , in order to provide reasonable access to the property. The solid barrier wall shall be designed in accord with the Site Plan Review � Ordinance and shall be located a minimum of five feet [5 ' ] from abutting property(ies) zoned and or designated for "Residential" use . The Reviewing Official may also modify the sight-obscuring landscaping provision, through the site plan review process, if necessary to � provide reasonable access to the property. i A secured maintenance agreement or easement for the landscape strip is required. (iii) Lots abutting or adjacent to streets which are d�signated as "arterial" in the City of Renton Comprehensive Plan Transportation Element shall be improved as described in section 4-31- 7 .D.3 .e . 1 . (ii) above . f . Parking: Required parking per Chapter 14, Title IV of the Renton City Code . � Parking areas abutting residential development shall be screened with a solid barrier fence and/or landscaping. 17 ORDINANCE N0. 4614 g. Surface Mounted Equipment : All on-site utility surface mounted equipment shall be screened from public view. h. Roof Top Equipment : All operating equipment located on the roof of any building shall be enclosed so as to be shielded from view, including telecommunications equipment . i . Outdoor Storage: Outdoor storage, loading, repair, maintenance and work areas shall be screened by a solid barrier fence or landscaping, or some combination thereof as determined by the Reviewing Official, through the site plan review process . j . Refuse and Recyclables Collection and Storage : All recyclables collection and storage, garbage, refuse and/or dumpsters shall be contained within areas designated for such uses, and shall be located a minimum of fifty feet [50 ' ] from a lot developed with residential uses . In no case shall the � recyclables collection and storage, garbage, refuse and/or dumpsters be located within the required setback area. The Reviewing Official may modify the location provisions, through the site plan review process, if necessary to provide reasonable access to the property. � All recyclables collection and storage, garbage, refuse and/or dumpsters, except for access points, shall be screened by a fence or landscaping or some combination thereof . E. EXCEPTIONS : 1 . Pre-existing Leqal Lots : Nothing herein shall be determined to prohibit the construction of a dwelling structure and its accessory buildings on a pre-existing legal lot provided that all development standards listed in section 4-31-7 .D for this zone can be satisfied. 2 . Pre-existing Residential Structures : Residential structures) that exist or that have been vested for land ' use permits prior to the effective date of this ordinance shall be considered to be conforming structures . Such structures may be replaced, renovated, and/or expanded pursuant to the provisions of section 4-31-7 . 18 , ORDINANCE N0. 4614 F. CONFLICTS : In the event that there is a conflict between either the provisions of this ordinance, or a conflict between this ordinance and provisions contained in other ordinance (s) , the Zoning Administrator shall determine which ordinance shall prevail based upon the intent of the zones . Life, safety and pubiic health ordinances are assumed to prevail . SECTION II_ This ordinance shall be effective upon its passage, approval, and five (5) days after its publication. I PASSED BY THE CITY COUNCIL this 17th day of June , 1996 . III , I� � II Marily Petersen, City Clerk APPROVED BY THE MAYOR this 17th day of June , 1996 . �-�.�� sse Tanner, Mayor App d as to - Q-��S?.�r : Lawrence J. Warren, City Attorney Date of Publication: 6/21/96 ORD. 589 : 6/20/96 :as . , 19 CITY OF RENTON, WASHINGTON SUMMARY OF ORDINANCE N0. 4614 AN ORDINAI�CE OF THE CITY OF RENTON, WASHINGTON, AMENDING SECTION 4-31-7 OF CHAPTER 31, ZONING, OF TITLE IV ; (BUILDING REGULATIONS) , OF ORDINANCE N0. 4260 ENTITLED I "CODE OF GENERAL ORDINANCES OF THE CITY OF RENTON, ' WASHINGTON" BY ELIMINATING THE PNR ZONE (PLANNED NEIGHBORHOOD .RESIDENTIAL) AND ESTABLISHING THE R-14 ZONE (RESIDENTIAL USE - MAXIMLTM 14 UNITS PER ACRE) . The following is a summary of this ordinance . SECTION I. This ordinance eliminates the Planned Neighborhood Residential Zone (PNR) and establishes, in its place, the R-14 Zone (Residential Use-Maximum 14 Units Per Acre) . This ordinance. establishes the purpose for the R-14 Zone and sets forth the permitted uses within that zone . This ordinance also establishes the development standards within the zone, establishes exceptions for pre-existing legal lots and pre-existing residential structures, and establishes a method of resolving conflicts . SECTION II. A full text of this ordinance will be mailed, without charge, upon request to the City Clerk. ' Date of publication: June 21, 1996 ORD.590 : 6/05/96 :as .