Loading...
Ord. 2573 - WDO Amendments Related to Residential uses in Commercial Zones (LA 2019-01) COUNCIL BILL NO. 3101 ORDINANCE NO. 2573 AN ORDINANCE AMENDING THAT PORTION OF TABLE 2.03A OF THE WOODBURN DEVELOPMENT ORDINANCE WHICH IS RELATED TO RESIDENTIAL USES IN COMMERCIAL ZONES (LA 2019-01) AND DECLARING AN EMERGENCY WHEREAS, on August 12, 2013, the City Council adopted Ordinance 2509 (a 240 page document) that was an overall amendment to the Woodburn Development Ordinance ("the WDO"); and; WHEREAS, as part of this WDO amendment, Table 2.03A (E-Residential) was changed to expand the residential uses permitted in commercial zones; and WHEREAS, the record indicates that the Planning Staff Report and the City Council's deliberations did not address the policy or legal implications of making this change; and WHEREAS, because this WDO amendment occurred with errors in the Planning process, issues are created regarding public involvement and adequate notice; and WHEREAS, the City Council believed that these errors should be remedied through the land use process, and it initiated a legislative amendment by the adoption of Resolution 2131 , which is attached hereto as Exhibit A; and WHEREAS, on May 23, 2019, the Planning Commission, pursuant to Section 4.01 .09 of the WDO, held a public hearing and recommended approval of the proposed amendment to Table 2.03A (E-Residential); and WHEREAS, on June 10, 2019, the City Council conducted a public hearing, heard public testimony, closed the hearing record, deliberated and then directed Staff to prepare this Ordinance effecting the recommended WDO amendment (LA 2019-01 ); NOW, THEREFORE, THE CITY OF WOODBURN ORDAINS AS FOLLOWS: Section 1. The WDO is amended as specified in Exhibit B, which is attached hereto. Section 2. For purposes of this WDO amendment (see Exhibit B), all new text is shown as underlined (i.e. new text) and all deleted text is shown as stricken (i.e. deleted t After this ordinance amendment is adopted, the Community Page - 1 - Council Bill No. 3101 Ordinance No. 2573 Development Director shall correct the WDO to incorporate all revisions contained herein. Section 3. The legislative action taken by this Ordinance is explained and justified by the Legislative Findings attached hereto and incorporated herein as Exhibit C. Section 4. Emergency Clause. This Ordinance being necessary for the immediate preservation of the public peace, health and safety so that the City may remedy errors in the previous Planning process at the earliest possible time, an emergency is declared to exist and this ordinance shall take effect immediately upon passage by the City Council and approval by the Mayor. Approved as to form: — — (' 120 f � City Attorney Date Approved: Eric Swenson, Mayor Passed by the Council SIJ ` 015 Submitted to the Mayor 14 goi CI a Approved by the Mayor Filed in the Office of the Recorder Tule rt90) CI ATTEST: Heather Pierson, City Recorder City of Woodburn, Oregon Page - 2 - Council Bill No. 3101 Ordinance No. 2573 Exhibit A COUNCIL BILL NO. 3096 RESOLUTION NO. 2131 A RESOLUTION INITIATING CONSIDERATION OF LEGISLATIVE AMENDMENTS THE ODBUN DEVELOPMENT ORDINANCE AND THE WOODBURN COMPREHENSIVE PLA WHEREAS, the Woodburn Development Ordinance (the WDO) establishes development standards and requirements that must be consistent with State law and the Woodburn Comprehensive Plan; and WHEREAS, frequent amendments to the WDO are required to comply with State law, ensure consistency with the Woodburn Comprehensive Plan and to address community issues; and WHEREAS, on August 12, 2013, the City Council adopted Ordinance 2509 (a 240 page document) that was an overall revision of the then existing WDO; and WHEREAS, part of Ordinance 2509 expanded residential uses permitted in commercial zones; and WHEREAS, the record indicates that the Planning staff report and the City Council's deliberations did not address the policy or legal implications of expanding the residential uses permitted in commercial zones; and WHEREAS, because this WDO modification occurred with errors in the Planning process, issues are created regarding public involvement and adequate notice; and WHEREAS, the City Council believes that the above-mentioned deficiencies can and should be remedied by the City's land use process; and WHEREAS, Section 4.01 .09 of the WDO allows for the City Council to initiate the consideration of any potential legislative amendments to the WDO by resolution; NOW, THEREFORE, THE CITY OF WOODBURN RESOLVES AS FOLLOWS: Section 1. Pursuant to Section 4.01 .09 of the WDO, the City Council initiates for consideration legislative amendments to the Comprehensive Plan and WDO as they relate to residential uses allowable in commercial zones and directs staff to expedite this process. 01. Af 0 Approved as to form: Page 1 - Council Bill No. 3096 Resolution No. 2131 Exhibit A City Attorney Date Approved: Passed by the Council x"i 1 Submitted to the Mayor Approved by the Mayor Filed in the Office"e Recorder l ATTEST: Heather Pierson, City Recorder City of Woodburn, Oregon Page 1 - Council Bill No. 3096 Resolution No. 2131 Exhibit B Uses Allowed in Commercial Zones Table 2.03A (E-Residential) Use Zone Accessory Uses(A) Conditional Uses(CU) Permitted Uses(P) DDC CG CO MUV NNC Special Permitted Uses(S) Specific Conditional Uses(SCU) E Residential 1 Attached single-family(row houses) dwellings P P 2 P P 2 Child care facility,group home, and nursing home P 8 P 8 P 8 P 8 P 8 3 One dwelling unit, in conjunction with a commercial use P P P P P 4 Multiple-family dwellings P iPCU 9 CU P P 1. Not allowed in the Gateway Overlay District 2. Only allowed in the Gateway Overlay District 3. Allowed outright if not within 200 feet of residentially zoned properties 4. Within a building, no outdoor storage or repair 5. All outdoor storage and display shall be enclosed by a seven foot masonry wall. 6. Existing uses are allowed as a permitted use, new uses are not allowed in the MUV 7. Drive-throughs are not allowed 8. Child care facility for 13 or more children,group home for six or more persons m Except allowed as a �sermitted use in the Gateway C3�rerlay District and �srohiited in the Interchange Manggement Area Overlay District Exhibit C Legislative Findings Amendment to the Table 2.03A (E-Residential) of the Woodburn Development Ordinance (LA 2019-01) L NATURE OF THESE FINDINGS A. The City Council finds that, as a general matter, legislative land use decisions,unlike quasi- judicial land use decisions, need not be supported by findings. If local code provisions, however, require that the City's legislative decision be supported by findings and the City failed to adopt adequate findings, remand would be required. B. The City Council finds that the Woodburn Development Ordinance ("the WDO")provides as follows: 4.01 Decision-Making Procedures 4.01.02E. Type V Decisions (Legislative): Type V decisions involve legislative actions where the City Council enacts or amends the City's land use regulations, comprehensive plan, Official Zoning Map or some component of these documents. Type V decisions may only be initiated by the City Council. The Planning Commission holds an initial public hearing on the proposal before making a recommendation to the City Council. The City Council then holds a final public hearing and renders a decision. Public notice is provided for all public hearings (Section 4.01.14). The City Council's decision is the City's final decision and is appealable to LUBA within 21 days after it becomes final. C. The City Council finds that local code provisions were met because Section 4.01.02E of the WDO was complied with. Specifically, LA 2019-01 was initiated by the City Council on April 8, 2019 by the adoption of Resolution 2131. The Planning Commission held a public Legislative Findings (LA 2019-01) - Page 1 Exhibit C hearing on May 23, 2019 prior to making a formal recommendation to the City Council on this matter. Despite the lack of any applicable state or local requirement that this legislative land use decision be supported by findings, the City Council finds that findings are necessary in this case to determine if the challenged decision is consistent with applicable standards, i.e.there must be enough in the way of findings or accessible material in the record to show that applicable criteria were applied and that required considerations were indeed considered. II. INTRODUCTION A. Under Section 4.01.09 of the WDO, only the City Council can initiate the consideration of a legislative land use decision. On April 8,2019,the City Council adopted Resolution 2131, initiating this amendment to the WDO. The City Council initiated this legislative amendment in order to correct significant errors (as more specifically described below)that occurred during the 2013 revision of the WDO. B. On August 12, 2013,the City Council adopted Ordinance 2509 (a 240 page document)that was an overall amendment to the WDO. As part of this WDO amendment, Table 2.03A (E- Residential) was changed to expand the residential uses permitted in commercial zones. The record of the 2013 WDO amendment indicates that the Planning Staff Report did not address this change and, because the change was not called to the City Council's attention, the City Council deliberations did not address the policy or legal implications of making the change. This unintended change, made when Ordinance 2509 was adopted, occurred with errors in the Planning process and created inconsistency with the Woodburn Comprehensive Plan. Since the change was unintended, issues regarding inadequate notice, and inadequate public involvement were also created. C. After being fully advised and considering all of its options, the City Council decided that the only way that the above-mentioned deficiencies could be addressed and remedied was Legislative Findings (LA 2019-01) - Page 2 Exhibit C through the City's land use process. Therefore, Resolution 2131, initiating this amendment to the Woodburn Development Ordinance (WDO) was unanimously adopted. III. CITY COUNCIL RATIONALE FOR LA 2019-01 A. The WDO provides that only the City Council can initiate a legislative proposal. The City Council resolution initiating the land use legislation typically sets out the governing body's rationale and the need to consider, or reconsider, a land use matter. Based upon the direction it receives from the City Council, the Planning Commission then conducts the initial public hearing and issues its recommendation to the City Council. B. When it initiated LA 2019-01, by Resolution 2131 on April 8, 2019, the City Council explained why it believed that this legislation was needed: WHEREAS, on August 12, 2013, the City Council adopted Ordinance 2509 (a 240 page document)that was an overall revision of the then existing WDO; and WHEREAS, part of Ordinance 2509 expanded residential uses permitted in commercial zones; and WHEREAS, the record indicates that the Planning staff report and the City Council's deliberations did not address the policy or legal implications of expanding the residential uses permitted in commercial zones; and WHEREAS, because this WDO modification occurred with errors in the Planning process, issues are created regarding public involvement and adequate notice; and WHEREAS, the City Council believes that the above-mentioned deficiencies can and should be remedied by the City's land use process; and Legislative Findings (LA 2019-01) - Page 3 Exhibit C WHEREAS, Section 4.01.09 of the WDO allows for the City Council to initiate the consideration of any potential legislative amendments to the WDO by resolution; NOW, THEREFORE, C. Having now reached the stage where the City Council is enacting a legislative amendment (LA 2019-01)to the WDO, the City Council believes that it is important to explain in more detail why it is imperative that the significant errors in the adoption of Ordinance 2509 (2013) need to be corrected. More specifically: 1. The City Council finds that Ordinance 2509 (2013), placed in the City Council Agenda Packet by Planning Staff as an amendment to the WDO, contained a version of Table 2.03A (E-Residential)that was incorrect because it did not accurately state the language of the WDO prior to the proposed amendment. 2. The City Council further finds that the inclusion of an incorrect version of Table 2.03A (E-Residential) in the August 12, 2013 City Council Agenda Packet likely resulted from an inadvertent but significant Planning Staff error. 3. The City Council further finds that because the incorrect version of Table 2.03A (E- Residential) was included in the August 12, 2013 City Council Agenda Packet, the City Council adopted the amendment to the WDO contained in Ordinance 2509 (2013) but was unaware that Table 2.03A (E-Residential) was changed. 4. The City Council further finds that because the incorrect version of Table 2.03A (E- Residential) was included in the August 12, 2013 City Council Agenda Packet, and the City Council was unaware that Ordinance 2509 (2013) changed Table 2.03A(E- Residential), the City Council was deprived of the its policy making function and deliberation function under the Oregon planning process that is an important part of its legal responsibilities. Legislative Findings (LA 2019-01) - Page 4 Exhibit C 5. The City Council further finds that because the incorrect version of Table 2.03A (E- Residential) was included in the August 12, 2013 City Council Agenda Packet, and the City Council was unaware that Ordinance 2509 (2013) changed Table 2.03A(E- Residential), interested members of the public were deprived of an opportunity under the Oregon planning process to testify and provide input to the City Council on this change. 6. The City Council further finds that because the incorrect version of Table 2.03A (E- Residential) was included in the August 12, 2013 City Council Agenda Packet, and the City Council was unaware that Ordinance 2509 (2013) changed Table 2.03A(E- Residential), no Legislative Findings were made to explain and justify this WDO change. 7. The City Council further finds, more specifically, that because the incorrect version of Table 2.03A (E-Residential) was included in the August 12, 2013 City Council Agenda Packet, and the City Council was unaware that Ordinance 2509 (2013) changed Table 2.03A (E-Residential), the City did not demonstrate that this WDO change was consistent with the Woodburn Comprehensive Plan. 8. The City Council further finds, for the reasons more specifically stated below in support LA 2019-01, that the change to Table 2.03A (E-Residential) made by Ordinance 2509 (2013) was inconsistent with the Woodburn Comprehensive Plan and related land use regulations. IV. JUSTIFICATION/EXPLANATION FOR LA 2019-01 Comprehensive Plan Policies A. The below referenced Citizen and Agency Involvement Policies are relevant to LA 2019-01. Policy B-1 provides, in relevant part: Legislative Findings (LA 2019-01) - Page 5 Exhibit C B-1 It is the policy of the City of Woodburn to solicit and encourage citizen input at all phases of the land use planning process. Since the City is trying to plan the community in accordance with the community's benefit, it is essential that the community be consulted at all stages of the planning process. The City Council finds that citizen input was solicited and encouraged. LA 2019-01 was properly noticed and a significant amount of written and oral testimony was received at the Planning Commission and City Council public hearings. All state, county and regional entities were notified pursuant to state law. B. Policy B-2 provides, in relevant part: B-2. Woodburn shall coordinate with affected state agencies regarding proposed comprehensive plan and land use regulation amendments, as required by state law. The City Council finds that all state, county and regional entities were notified pursuant to the requirements of the WDO and Oregon law. C. The below referenced Residential Land Use Goals and Policies are relevant to LA 2019- 01. Policy D-1.3 provides, in relevant part: D-1.3 Development should promote, through the use of moderate density standards and creative design, a feeling of openness and spaciousness with sufficient landscaped area and open space to create a pleasant living environment. Higher density area should be located near jobs, shopping and/or potential transit services. The City Council finds that LA 2019-01 allows multi-family apartments (high-density) to be built near jobs, shopping opportunities and transit services. The conditional use process Legislative Findings (LA 2019-01) - Page 6 Exhibit C allows for a review to ensure that spaciousness, openness, and sufficient landscaped areas will be provided. D. Policy D-1.10 provides, in relevant part: D-1.10 High density residential areas should be located to minimize the possible deleterious effects on any adjacent low density residential development. When high density and low density areas abut, density should decrease in those high density areas immediately adjacent to low density residential land. Whenever possible, buffering should be practiced by such means as landscaping, sight-obscuring fences and hedges, and increase setbacks. This policy does not apply in Nodal Development areas. The City Council finds that the conditional use process allows for conditions to be applied to consider site conditions and to address possible deleterious effects on any adjacent low density development. The conditional use process also allows consideration of the practices, such as buffering, landscaping, and sight-obscuring fences. E. In generally addressing Commercial Land, the Woodburn Comprehensive Plan provides: Commercial Land Development and Employment Commercial Land Designations There are basically five major commercial areas in Woodburn, and they should serve the City for the foreseeable future. The third large area of commercial development in the City is the I-5 Interchange. This contains one small shopping center, a large retail use (Wal- Mart), a developing outlet mall, and other highway related uses. In general, commercial uses on the west side of the freeway should be limited to highway Legislative Findings (LA 2019-01) - Page 7 Exhibit C related interchange type uses,while on the east side,a more general commercial nature should be encouraged. There are approximately 60 acres available for development located southwest of Evergreen Road. This land should be developed as a large integrated shopping center when Woodburn's population justifies it. Access control in the I-5 interchange area is extremely important, because traffic congestion is the limiting factor for growth west of the freeway. The City Council finds that LA 2019-01 will protect this commercial area, which is recognized as a critical location in the City, from being developed as multi-family residential. This Policy encourages general commercial and highway related interchange uses at this location. The Policy specifies that this area be developed as a "large integrated shopping center" and LA 2019-01 furthers that objective. F. The below referenced Commercial Lands Goals and Policies are relevant to LA 2019-01. Policy F-1.8 provides, in relevant part: F-1.8 Ensure that existing commercial sites are used efficiently. Consider the potential for redevelopment of existing commercial sites and modifications to zoning regulations that intensify development to attract new investment. The City Council finds that LA 2019-01 is specifically designed to meet this policy by ensuring that existing commercial sites (such as those in the IMA District) are used efficiently. Without this amendment they could be developed as residential uses, causing a deficiency in meeting the Woodburn's retail needs. G. Policies F-1.10 and F-1.11 provide, in relevant part: F-1.10 The Downtown Gateway sub-district of the CG zoning district is an area which extends eastward from Highway 99E towards downtown. Special use provisions within the sub-district shall allow multi-family residential development either as a stand-alone use or as part of a vertical mixed use Legislative Findings (LA 2019-01) - Page 8 Exhibit C project. The intent of allowing multi-family residential development in this area is to provide more consumers living within an area of commercial development and to provide 24-hour a day life into the eastern entrance to the downtown. F-1.11 The Highway 99E commercial corridor south of Lincoln should be redeveloped over time with more intense mixed use development. The Mixed Use Village Overlay (MUVO) designates an area that is intended to promote efficient use of land and urban services; create a mixture of land uses that encourages employment and housing options in close proximity to one another; restrict land extensive commercial, storage, and industrial uses; and encourage pedestrian-oriented development. The City Council finds that both of these Commercial Land Policies recognize that a allowing a mixture of residential and commercial uses in some areas of the City is appropriate and desirable. The Comprehensive Plan and WDO were both amended to include residential uses in two commercial areas -the "Gateway" and Mixed Use Village" Districts. The City determined that these were the appropriate areas for mixed use in the City and designed architectural standards for each of them and adopted them into the WDO. The City Council further finds that LA 2019-01 is consistent with this approach. H. The below referenced Growth Management Goals and Policies are relevant to LA 2019-01. Policy G-1.25 provides, in relevant part: G-1.25 Woodburn has identified two areas for mixed-use development — Downtown Woodburn and the Nodal Development District along Parr Road. The UGB Justification Report includes specific estimates of the number of new housing units and commercial jobs that can be accommodated in these overlay districts. Legislative Findings (LA 2019-01) - Page 9 Exhibit C The City Council finds that this policy specifically mentions the two commercial districts in the City that are intended to be used for both commercial and residential uses. It also states that the City's long-range planning allocated a certain number of houses in these commercial areas. Significantly, it does not include the general CG District. The City Council further finds that LA 2019-01 will make the WDO consistent with this Comprehensive Plan Policy G-1.25. L The below referenced Transportation Goals and Policies are relevant to LA 2019-01. Policy H-6.4 provides, in relevant part: H-6.4 Woodburn should provide for a complementary mix of land uses and transportation systems by providing for mixed use development in the Downtown Development and Conservation (DDC) District, the Mixed Use Village (MUV), and the Nodal Development Overlay (NDO) districts. The City Council finds that this Comprehensive Plan Policy also explains that Woodburn aspires to actively pursue and identify a mixture of uses in specific commercial areas. These are identified as the DDC, MUV and NDO Districts. Significantly, the CG District is not included. The City Council further finds that LA 2019-01 will make the WDO consistent with Comprehensive Plan Policy H-6.4. V. DO THE STATEWIDE PLANNING GOALS NEED TO BE ADDRESSED? A. The City Council finds that when it initiated LA 2019-01 it gave specific direction as follows: Section 1. Pursuant to Section 4.01.09 of the WDO, the City Council initiates for consideration legislative amendments to the Comprehensive Plan and WDO Legislative Findings (LA 2019-01) - Page 10 Exhibit C as they relate to residential uses allowable in commercial zones and directs staff to expedite this process. B. Having now reached the stage where the City Council is enacting a legislative amendment (LA 2019-01) to the WDO, the City Council further finds that, even though a Comprehensive Plan amendment may have been considered, there is only a WDO amendment before the City Council for enactment. C. The City Council further finds that because the WDO is land use ordinance that implements the acknowledged Woodburn Comprehensive Plan and the Woodburn Comprehensive Plan is not itself being amended, there is a good legal argument that compliance with the Statewide Planning Goals need not be addressed. Without waiving this legal argument and, in the alternative, the City Council believes that LA 2019-01 complies with the Statewide Planning Goals and will proceed to make additional findings demonstrating Goal compliance. VI. COMPLIANCE WITH STATEWIDE PLANNING GOALS A. The City Council finds that the Statewide Planning Goals mentioned below would be relevant to LA 2019-01 if Statewide Goal findings were required and, without waiving the argument that such findings are not required, makes these findings in the alternative. B. The below referenced Goal 1: Citizen Involvement provides in relevant part: Goal 1 Citizen Involvement: To develop a citizen involvement program that insures the opportunity for citizens to be involved in all phases of the planning process. The City Council finds that all required notices under the WDO were provided consistent with the acknowledged Woodburn Comprehensive Plan, including all specific required mailings, newspaper ads, and hearing procedures. Legislative Findings (LA 2019-01) - Page 11 Exhibit C The City Council further finds that all required Ballot Measure 56 notices were provided to affected property owners. The City took the position that the adoption of LA 2019-01 would be is a change that "limits or prohibits land uses previously allowed in the affected zone". This expanded notice was provided and resulted in over 350 notices being mailed to the public. The City Council further finds that these efforts resulted in greater opportunities for public scrutiny and show compliance with Goal 1. C. The below referenced Goal 10: Housing provides in relevant part: Goal 10 Housing: To provide for the housing needs of citizens of the state. Buildable lands for residential use shall be inventoried and plans shall encourage the availability of adequate numbers of needed housing units at price ranges and rent levels which are commensurate with the financial capabilities of Oregon households and allow for flexibility of housing location, type and density. Needed Housing Units -- means housing types determined to meet the need shown for housing within an urban growth boundary at particular price ranges and rent levels. On and after the beginning of the first periodic review of a local government's acknowledged comprehensive plan, "needed housing units" also includes government-assisted housing. For cities having populations larger than 2,500 people and counties having populations larger than 15,000 people, "needed housing units" also includes (but is not limited to) attached and detached single-family housing, multiple-family housing, and manufactured homes, whether occupied by owners or renters. Legislative Findings (LA 2019-01) - Page 12 Exhibit C The City Council finds that the principal purpose of Goal 10 is to ensure that communities plan for and provide adequate housing, in terms of both units and type, at a variety of income levels. The City Council further finds that the Fair Housing Council of Oregon and the Housing Land Advocates (HLA) submitted a letter dated May 23, 2019 that was entered into the record and states as follows: When a decision is made affecting the residential land supply, the city must refer to its Housing Needs Analysis (HNA) and Buildable Lands Inventory (BLI) in order to show that an adequate number of needed housing units (both housing type and affordability level) will be supported by the residential land supply after enactment of the proposed change. The City Council finds that LA 2019-01 does not impact Woodburn's adopted Housing Needs Analysis ("HNA"), Buildable Lands Inventory ("BLI"), or its supply of needed housing units. The City Council further finds, based upon documents in the record, that LA 2019-01 actually represents an increase in the amount of land available for multi-family housing beyond what is included in the City's adopted BLI. The City Council further finds that both the HNA and BLI have been adopted pursuant to state law and are part of the acknowledged Woodburn Comprehensive Plan in accordance with Goal 10. The City Council further finds that, as part of the periodic review process, the Comprehensive Plan and WDO were modified to implement new policies, land use designations and zoning districts to provide for more affordable housing and to increase the percentage of multi-family units. These included establishing measures to minimize the amount of land added to the UGB and the creation of two new overlay districts,the"Nodal" Legislative Findings (LA 2019-01) - Page 13 Exhibit C and "Vertical Mixed Use" Districts. The Nodal areas are located in the future areas to be annexed and the Vertical Mixed Use District is an overlay on the CG District adjacent to the downtown (Gateway Commercial Overlay District). The housing need calculations included specific assumptions about the amount of residential capacity in these two areas (1% of the total number of new units). Additionally, the City created a new Mixed Use Village(MUV), located at the intersection of OR 99 and Cleveland Street,to allow for more mixed use housing opportunities in its commercial areas. The City Council further finds that LA 2019-01 does not impact any property included in the BLI or HNA and, therefore, does not represent a loss in needed housing. The City Council further finds that, consistent with Goal 10, Woodburn's needed housing types and implementing zoning districts are clearly identified under the City's Comprehensive Plan in Policy D2.2: Policy D-2.2 It is the policy of the City to encourage a variety of housing types to accommodate the demands of the local housing market. In Woodburn, the following needed housing types shall be allowed, subject to clear and objective design standards, in the following zoning districts: Policy Table 2: Needed Housing Types and Implementing Zoning Districts Needed Housing Type Implementing Zoning District(s) RS Single-Family Residential Single-Family Detached RIS Retirement Community Single-Family Residential Residential RSN Nodal Development Single-Family Residential Legislative Findings (LA 2019-01) - Page 14 Exhibit C Policy Table 2: Needed Housing Types and Implementing Zoning Districts Needed Housing Type Implementing Zoning District(s) Manufactured Dwellings On RS Single-Family Residential Individual Lots RIS Retirement Community Single-Family Residential In Parks RM Medium Density Residential Attached Single Family RMN Nodal Residential Residential (Row Houses) MUV Mixed Use Village Duplexes On Corner Lots RS Single-Family Residential Generally RM Medium Density Residential RM Medium Density Residential RMN Nodal Residential Multi-Family Generally DDC Downtown Development and Conservation Above Commercial NNC Nodal Neighborhood Commercial MUV Mixed Use Village These "housing types" are based on financing or tenure, and are Government Assisted not regulated by the City. If the housing type (e.g., single Housing* family, manufactured dwelling, attached single family, duplex, Farm Worker Housing* or multi-family) is allowed in the underlying zoning district, Rental Housing* these "housing types" are allowed subject to applicable design standards. Legislative Findings (LA 2019-01) - Page 15