Place Types

Place Types refer to a place and its interactions as a whole and not individual parcels or land uses.

They replicate existing conditions and emerging trends as revealed in the State of the County report. They also represent aspirational places for potential new development patterns in the county.

Place Types describe the fundamental attributes of a place, such as...

The mix and character of land uses and activities
Intensity of those land uses
Level of Connectivity

...and more.

Refer to the appropriate Sector Plan for land use classifications in Knox County.

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development
- Other Areas
- Rural Areas
- Suburban Growth
- Walkable Compact Growth

zones
- A | Agricultural
- BP | Business and Technology Park
- CA | General Business
- CB | Business and Manufacturing
- CH | Highway Commercial
- CN | Neighborhood Commercial
- CR | Rural Commercial
- E | Estates
- EC | Employment Center
- F | Floodway
- HZ | Historical Overlay
- I | Industrial
- LI | Light Industrial
- OA | Office Park
- OB | Office, Medical, and Related Services
- OC | Civic and Institutional
- OS | Open Space
- PC | Planned Commercial
- PR | Planned Residential
- RA | Low Density Residential
- RAE | Exclusive Residential
- RB | General Residential
- RP | Rural Preservation
- SC | Shopping Center
- T | Transition
- TC | Town Center

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zones
- AG
- C-G
- C-H
- C-N
- C-R
- CU
- DK
- EN
- F | Floodway
- HP
- I-G
- I-H
- I-MU
- I-RD
- INST
- NA
- O
- OP
- OS | Open Space
- RN-1
- RN-2
- RN-3
- RN-4
- RN-5
- RN-6
- RN-7
- SW
- SW-1
- SW-2
- SW-3
- SW-4
- SW-5
- SW-6
- SW-7
- All

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Code

Classification

Description

Land Use Mix

Form Attributes

Transportation

Permitted Zones

Agricultural
AG

This is rural / agricultural in character and includes farms and large tracts of undeveloped land.

Farms and large tracts of undeveloped land.
Land where soils are designated as prime or locally important by the U.S. Department of Agriculture.
Rural areas prime for conservation such as forests, moderate and steep slopes, riparian areas and historic and cultural sites

AG, OS

BP-1

Business Park Type 1
BP-1

Primary uses are light manufacturing, office and regionally- oriented warehouse/distribution services in which tractor- trailer transportation is to be a substantial portion of the operations. Substantial landscaped buffers are expected between uses of lesser intensity, particularly residential, office and agricultural uses.

Relatively flat sites (predominant slopes less than 6 percent) out of floodplains
Relatively large sites (generally over 100 acres)
Away from low and medium density areas or where truck traffic would have to go through such areas
Areas with freeway and arterial highway access (generally within two miles of an interchange)
Rail access is a consideration
Can be served with sewer, water and natural gas

OP, I-MU, I-RD

BP-2

Business Park Type 2
BP-2

Primary uses are light manufacturing, offices, locally- oriented warehouse/distribution services, large-scale research and development facilities, office developments, and office parks/campuses. Retail and restaurant services, developed primarily to serve tenants and visitors to the business park can be considered. Substantial landscaped buffers are necessary between uses of lesser intensity, particularly residential, office and agricultural uses.

Relatively flat sites (predominant slopes less than 6 percent) out of floodplains
Relatively large sites (generally over 100 acres)
Away from low and medium density areas or where truck traffic would have to go through such areas
Freeway and arterial highway access (generally within two miles of an interchange)
Rail access is a consideration
Can be served with sewer, water and natural gas

OP, I-MU, I-RD

Community Commercial
CC

This land use includes retail and service-oriented development, including shops, restaurants, and ?big box? retail stores. The typical service area includes 20,000 to 30,000 residents.

Sites should be relatively flat (under 10 percent slope) and with enough depth to support shopping center and ancillary development.
Vehicular and pedestrian connections should be accommodated between different components of the district (e.g. between stores, parking areas and out-parcel development)
Infrastructure should include adequate water and sewer services, and major arterial highway access
Develop community commercial areas providing a wide range of goods and services to accommodate the majority of consumer needs within major geographic sectors of the community
Locate community serving commercial development on major collector and arterials streets on sites which allow for the clustering of activities and result in minimal negative impact on adjacent properties of the transportation system.
Control the formation of new community commercial areas to ensure the balanced distribution of commercial services throughout the City

O, C-N, C-G, C-H

Civic / Institutional
CI

Land used for major public and quasi-public institutions, including schools, colleges, the university, churches, correctional facilities, hospitals, utilities and similar uses.

Existing public uses, other than parks and greenways
Quasi-public uses of two acres or more

INST

General Commercial
GC

This class provides locations for retail and service-oriented commercial activities. It is generally intended to provide a full range of goods and services at the community or regional scale.

Commercial sites should be relatively flat, regular in shape and of sufficient size.
Locate on arterial and collector streets; however, their placement should not significantly reduce the proper functioning of the transportation system
Sites that are easily served by utilities and other support services
Sites should be compatible with adjacent land uses. Use of transitional land use classes such as HDR, MDR, MDR/O and O should be considered as a buffer between GC and residential uses to create more harmonious relationships and increase compatibility
Control linear commercial development to prevent traffic congestion and commercial encroachment into residential areas.

O, OP, C-G, C-H, C-R

HDR

High Density Residential
HDR

This land use is residential in character with a density greater than 24 dwelling units per acre. Primary land uses included in this class are medium and high-rise attached multi-family developments. There should be an emphasis on aesthetics, open space and recreation in planning such developments.

Locate on a major collector or arterial street near employment centers and major retail shopping districts
Locations should be convenient to highways, central business districts, or other major activity centers
Site with less than 10 percent slopes
Along corridors with transit and sidewalks

RN-1, RN-2, RN-3, RN-4, RN-5, RN-6, RN-7, DK

Heavy Industrial
HI

Typically consists of older industrial areas used for the heavy manufacturing and assembling of goods. Heavy industrial uses include processes used in the production of steel, automobiles, chemicals, cement, and animal by- products and are viewed as clearly not compatible with areas designated for residential, institutional, office and retail uses. Substantial landscaped buffers are expected between uses of lesser intensity, particularly residential, office and agricultural uses.

Existing industrial areas
Within one mile of an interstate interchange with access via standard major collector or arterial streets
Sites are relatively flat and require minimal alteration
Sites are large enough to accommodate buildings, building setbacks and parking lots, and are regular in shape and sufficiently large for the proposed activity
Accessible to arterial streets and , where appropriate, rail lines
Not accessible by residential streets
Served or can be served adequately by utilities (power, water and waste disposal facilities)
Locate new industrial development primarily in industrial parks or other suitably planned industrial settings of 10 acres or greater.
New industrial development outside industrial parks or planned settings should occur only within existing zoning or adjacent to existing industrial areas.
Locate industrial parks where there will be no significant adverse impacts on areas designated for residential use

I-H, I-G

HIM

Mining
HIM

Quarry operations and asphalt plants are a particular form of heavy industrial use and generally located in rural areas. Substantial landscaped buffers are expected between uses of lesser intensity, particularly residential, office and agricultural uses.

Existing industrial areas
Within one mile of an interstate interchange with access via standard major collector or arterial streets

I-H

Hillside Protection Overlay
HP

This classification is used to identify hillsides, ridges and similar features that have a slope of 15 percent or more.

Hillsides greater than 15 percent slope

Applies to all;
HP Overlay

LDR

Low Density Residential
LDR

This land use is primarily residential in character at a density of less than 6 dwelling units per acre. This type of development includes detached single-family dwellings and duplexes. The primary residential pattern should be neighborhoods. The main neighborhood form should be detached residential development that is of sufficient size and design to promote neighborhood formation and land use stability.

Protected from through traffic by avoiding direct access to major collectors or arterial streets
Buffered from incompatible land uses

AG, EN, RN-1, RN-2

Light Industrial
LI

Typically consists of older industrial areas used for the light manufacturing, assembling, warehousing and distribution of goods. Light industrial uses include such manufacturing as assembly of electronic goods and packaging of beverage or food products. Substantial landscaped buffers are expected between uses of lesser intensity, particularly residential, office and agricultural uses.

Existing industrial areas
Within one mile of an interstate interchange with access via major collector or arterial streets

I-MU, I-RD, I-G

MDR

Medium Density Residential
MDR

This land use is primarily residential in character with a density ranging from 6 to 24 dwelling units per acre. Primary land uses within this class include detached single-family dwellings, duplexes, townhouses and attached multi-family dwellings.

Near community activity centers, including uses such as schools and colleges, parks, and community commercial/office nodes
On collector or arterial streets
As transitional areas between more intensive non-residential uses and low density residential neighborhoods
Sites with less than 15 percent slopes
Along or near corridors that are served by or proposed to be served by transit, with densities proposed to be above 12 dwelling units per acre and to be served by sidewalks

RN-1, RN-2, RN-3, RN-4, RN-5

MDR/O

Medium Density Residential / Office
MDR/O

Office and medium residential uses typically have similar development characteristics: scale of buildings, areas devoted to parking, yard spaces and location requirements (along thoroughfares). Either use is acceptable in this designation. These uses provide a buffer to low density residential areas, particularly when located adjacent to a thoroughfare or as a transition between commercial uses and a neighborhood.

Near community activity centers, including uses such as schools and colleges, parks, and community commercial/office nodes
On collector or arterial streets
As transitional areas between more intensive non-residential uses and low density residential neighborhoods
Sites with less than 15 percent slopes
Along or near corridors that are served by or proposed to be served by transit, with densities proposed to be above 12 dwelling units per acre and to be served by sidewalks

RN-1, RN-2, RN-3, RN-4, RN-5, RN-6, O

MU-CC

Mixed Use Community Center
MU-CC

These centers are envisioned to be developed at a moderate intensity with a variety of housing types. The core of the district, with its predominant commercial and office uses, should be within ? mile of the higher intensity residential uses (such as townhouses and apartments. Redevelopment of vacant or largely vacant shopping centers are considerations for these centers. This class includes high?density mixed?use development with housing densities of 6 to 24 dwelling units per acre.

Flat terrain (slopes generally less than 10 percent)
Areas currently served by or planned to be served by sidewalks, transit, and located near a major arterial or interstate highway
Within a ?-mile radius of an intersection of the thoroughfare system (a collector/arterial or arterial/arterial intersection)
Commercial/office core should be within ? mile of the higher intensity residential uses (e.g. townhouses and apartments)
The location does not include auto and truck- oriented uses such as industrial, strip commercial and warehouse/distribution uses unless the proposal calls for a redevelopment of such areas

O, C-G, C-H

MU-NC

Mixed Use Neighborhood Center
MU-NC

This land use is the least intense of the mixed use classifications. It is intended for medium density mixed use development with housing densities of 6 to 12 dwelling units per acre. The buildings of these centers should be designed with a residential character and scale to serve as a complement to the surrounding neighborhoods.

Currently served by or planned to be served by sidewalks
At the intersection of a local street and throughfare
Flat terrain (slopes generally less than 10 percent)
Next to low or medium density residential
Does not include auto and truck- oriented uses such as industrial, strip commercial and warehouse / distribution uses unless the proposal calls for a redevelopment of such areas

O, C-N

MU-RC

Mixed Use Regional Center
MU-RC

These are envisioned to be highest intensity mixed use centers with housing densities over 24 dwelling units per acre. Downtown Knoxville?s Central Business District is a regional mixed use center.

Flat terrain (generally less than 10 percent slopes)
Currently served by or planned to be served by sidewalks and transit
The location does not include auto and truck-oriented uses such as industrial, strip commercial and warehouse/distribution uses unless the proposal calls for a redevelopment of such areas
On a major arterial, adjacent to an interstate highway or adjacent to downtown

OP, C-G, C-H, C-R, DK

MU-SD

Mixed Use Special District
MU-SD

This can include designations to address urban design, pedestrian and transit-oriented development and vertical mixed use in designated areas. The areas may include older portions of the City where redevelopment and/or preservation programs are needed for revitalization purposes. Each designated area will have a reference number to a specific sector plan.

Case-by-case analysis is recommended.

See recommended zones in sector plan

MU-UC

Mixed Use Urban Corridor
MU-UC

This land use consists of urban streets that have potential for redevelopment and vertical mixed uses such as shops on the ground level and apartments above. Commercial cores or nodes should be created along these corridors. Nodes should not be more than 4 blocks.

Corridors should be served by or planned to be served by sidewalks and transit
On streets designed or planned for redesign with street trees, on-street parking, and other streetscape amenities
On streets capable of sustaining on-street parking along corridor or along side streets

C-G, C-H, I-MU, DK, SW, CU

Neighborhood Commercial
NC

This classification includes retail and service- oriented commercial uses intended to provide goods and services for the day-to-day needs of households within a ? mile radius.

Locate on collector or arterial streets that result in minimum negative impacts on adjacent properties
Limit the size of neighborhood commercial areas to 5 acres or less, depending on site characteristics
New NC should not be zoned for or developed within ? mile of existing commercial development that features sales of day-to-day goods and services
Automobile-oriented uses (e.g. gas stations or convenience stores) should be located on arterial streets at the edge of neighborhoods

C-N

Office
O

This land use includes business and professional offices and office parks. In some cases, areas suitable for office development may also be deemed suitable for medium density residential uses.

Low intensity business and professional offices (less than three stories) may be transitional uses from commercial or industrial uses to neighborhoods
Generally level sites (slopes less than 15 percent)
Access to major collector or arterial streets, particularly within one-quarter mile of such thoroughfares
Locate office parks on major collector or arterial streets adjacent to or in close proximity to development centers.
Integrate office uses with commercial uses in the design of major development centers
Low intensity office uses may be permitted as a transitional use adjacent to Community and Neighborhood Commercial areas.
Locate high intensity office uses (development that is four or more stories), within the business district or in close proximity to arterial/ freeway interchanges or be served by transit

O, OP

Other Open Space
OS

Primary uses include cemeteries, private golf courses, and similar uses. Open space areas should serve as buffers or conservation and recreation areas.

Existing cemeteries, private golf courses and private open spaces
Areas possessing either topographical or environmental features that would limit intensive development

AG, OS, NA

Public Parks and Refuges
PP

This classification contains existing parks, wildlife refuges or similar public or quasi-public parks, open spaces and greenways.

Location criteria is not needed relative to large components of the park system, like community, district and regional parks and refuges. These areas are generally established through capital expenditures of land transfers from state or federal governments.
Neighborhood parks, squares and commons should be within ? mile of residents in the traditional residential areas (particularly the 19th and early 20th century grid street neighborhoods of Knoxville) and within ? mile of residents within the balance of the city and county?s Planned Growth area.
Greenways should be located along or within the flood plains of streams and rivers/reservoirs. Other potential locations include ridges and utility corridors.

OS, NA

ROW

Rights-of-Way
ROW

Generally, these areas are the rights-of-way of interstates, railways, airports, very wide parkways and arterial highways

Regional Commercial
RS

This land use includes retail and service-oriented development that meets the needs of residents across Knox County and surrounding areas. ?Big box? retail, malls and ?lifestyle centers? are examples of regional-oriented commercial uses.

Sites should be relatively flat (under 10 percent slope) and with enough depth to support shopping center and ancillary development.
Water, sewer, natural gas utilities and stormwater systems should be capable of handling the development
Vehicular and pedestrian connections should be accommodated between different components of the district (e.g., between stores, parking areas and out-parcel development).
Locate region?serving commercial development on arterials in locations which are easily accessible to the interstate system. Development sites should be sufficient in size to permit future expansion.
RS development should be limited and carefully located to avoid market over-saturation and conflict with the central business district

OP, C-H, C-R, I-MU

Stream Protection Overlay
SP

Typically, these are areas which are subject to flooding. Such areas are designated by FEMA as the floodway, which carries the significant portion of stormwater, as well as the 100-year and 500-year flood fringe, which the City governs with various stormwater regulations.

Floodways and floodplains

Applies to all;
F Overlay

SWMUD I

South Waterfront Mixed Use District Type 1
SWMUD I

This district allows a range of development intensities and forms, subject to regulations of the Knoxville South Waterfront form based development code (Article 7.1).

Case-by-case analysis is recommended.

SW-1, SW-2, SW-3, SW-4, SW-5, SW-6, SW-7

SWMUD II

South Waterfront Mixed Use District Type 2
SWMUD II

This district allows for diverse uses and range of development intensities and forms. Zoning is limited to districts which require Planning Commission special use approval.

Case-by-case analysis is recommended.

RN-1, RN-2, RN-3, RN-4, RN-5, O, C-G, I-MU, I-G

TDR

Traditional Neighborhood Residential
TDR

This land use is primarily residential and is characterized by neighborhoods where a mix of detached and attached houses, sidewalks, smaller lots. Alleys have typically been or are to be created.

Neighborhoods where lots are typically less than 50 feet wide, and usually have sidewalks and alleys. This area is essentially the 19th and early 20th century grid street neighborhoods.

RN-1, RN-2, RN-3, RN-4

Technology Park
TP

This land use primarily includes offices and research and development facilities. The target area for such development has been the Pellissippi Technology Corridor. Additional districts could be created in other areas of the City. The development standards that are adopted by the Tennessee Technology Corridor Development Authority should be used for such districts.

Within the Technology Corridor or subsequent areas designated for Technology Park development
Near freeway interchanges or along major arterials
Water, sewer and natural gas utilities are available

OP, I-RD

Water
W

These are areas designated to protect river and creek channels and flood plains from development that would appreciably increase flood heights and flood damage. Generally, no structures or uses should be permitted within the floodway that would alter a stream?s character and ability to carry floodwaters.

FEMA designated floodways
Rivers and TVA reservoirs such as the French Broad River, Holston River, Tennessee River (Fort Loudoun Lake), and Clinch River (Melton Hill Lake)

F Overlay

Business Park
BP

Areas appropriate for employment intensive uses that may include corporate office, light industrial, advanced manufacturing, research and development, support services, or incubator facilities for start-ups. Buildings tend to be large footprint,
1-2 story, and include high bay spaces and loading areas. These areas tend to be designed in a primarily auto-oriented setting but should accommodate transportation alternatives. These areas may be arranged in a walkable campus setting.

Sites are typically large with 10 acres or more and are relatively flat. These areas shall have interstate or arterial access, generally within 2 miles, and be served by sewer, water, and natural gas.

? Primary Uses:
o Light Industrial
o Office
? Secondary Uses:
o Commercial
o Civic
o Residential
? Housing Mix:
o A range of housing may be considered

? Building Form:
o Height: 1-4 stories
o Front Setback: varies
? Open Space:
o Trail connections
o Passive preserved land,
o Landscaped setback areas
o Generally privately owned

? Primary Mode(s):
o Automobile
? Secondary Mode(s):
o Walk
o Bike
? Parking:
o Surface lots
? Streets:
o Primarily automobile-oriented development and may include accommodation for large trucks. Site design and block length should accommodate biking and other transportation alternatives.

? Directly Related:
o OA
o BP
o EC
? Partially Related:
o OB
o LI
o PC
? Appropriate in Every District:
o OS, OC, F, HZ

Corridor Commercial
CC

Areas situated along major transportation corridors that are appropriate for a mix of commercial
development including shopping centers, large format retail, and auto-oriented uses. Development is composed of primarily one story, large footprint buildings, but may include a variety of building sizes, including multi-story hotels. These areas have an auto-oriented design but should be well connected with pedestrian accommodations.

? Primary Uses:
o Commercial
o Office
? Secondary Uses:
o Residential, MF
o Residential, attached
o Civic
? Housing Mix:
o MF buildings
o Attached residential dwellings such as duplexes, multiplexes & townhomes

? Building Form:
o Height: 1-5 stories
o Front Setback: varies
? Open Space:
o Passive preserved land
o Landscaped setback areas
o Generally privately owned

? Primary Mode(s): Automobile
? Secondary Mode(s):
o Walk
o Bike
? Parking:
o Surface lots
? Streets:
o Blocks are long and have fewer street connections than in mixed-use places.
o Site design should consider transportation alternatives.

? Directly Related:
o CA
o SC
o CH
o OB
o PC
? Partially Related:
o RB
o PR, 5-9 du/ac
o PR, 9-12 du/ac
o CB
o CN
? Appropriate in Every District:
o OS, OC, F, HZ

Civic and Institutional
CI

Areas for existing or future schools, government sites, hospitals, college campuses, and large semi-public
facilities. These sites often have a
development pattern that is unique to each area and may differ significantly from their surroundings.

These sites are typically located on two or more acres along, or in close proximity to, major corridors.

Primary Uses:
o Schools and universities, hospitals, government buildings
? Secondary Uses:
o Residential
o Office
o Commercial
? Housing Mix:
o While not a primary focus, housing that supports the institutional campus purpose should be encouraged.

? Building Form:
o Height: 1-5 stories
o Front Setback: varies
? Open Space:
o Mostly private
o May have trail access

? Primary Mode(s):
o Automobile
? Secondary Mode(s):
o Walk
o Bike
? Parking:
o Typically large surface lots clustered to serve many buildings/uses Larger campuses may include structured parking
? Streets:
o Streets should integrate with the surrounding network and be designed to support walking or biking (both within the civic campus and between adjacent areas

? Directly Related:
o none
? Partially Related:
o A
o OA
o OB
o PC
? Appropriate in Every District:
o OS, OC, F, HZ

CMU

Corridor Mixed-use
CMU

Appropriate for moderate-scale walkable mixed-use development occurring along major corridors.
These areas may incorporate office, retail, civic, residential, and community gathering spaces both vertically and horizontally,
and should provide connectivity to nearby neighborhoods.

? Primary Uses:
o Commercial
o Office
? Secondary Uses:
o Residential, MF
o Residential, attached
o Civic
? Housing Mix:
o MF buildings
o Attached residential dwellings such as duplexes, multiplexes & townhomes
o Residential units above ground-floor nonresidential uses

Building Form:
o Height: 2-5 stories
o Front Setback: 20-30 ft (may be greater or lesser than that depending on street classification)
? Open Spaces:
o Neighborhood & community parks
o Pocket parks
o Plazas
o Trails
o Green infrastructure
o Public realm (spaces between buildings and the street)

? Primary Mode(s):
o Walk
o Bike
? Secondary Mode(s):
o Automobile
? Parking:
o Shared surface lots
located to the side or rear of buildings
o Shared parking structures
o On-street parking (depending on street classification)
? Streets:
o Short block lengths
o Wide sidewalks
o Street trees

? Directly Related:
o OA
o OB
o TC
? Partially Related:
o RB
o PR, 1-2 du/ac
o PR, 2-5 du/ac
o PR, 5-9 du/ac
o PR, 9-12 du/ac
o PR, 12-24 du/ac
o CA
o SC
o PC
? Appropriate in Every District:
o OS, OC, F, HZ OC

MHI

Mining and Heavy Industrial
MHI

Areas that are used for mining, extraction, and heavy industrial operations. These places mostly
represent existing conditions and are appropriate for locations outside of urban growth areas identified in the Growth Policy Plan.

Sites are relatively flat and are located with interstate or highway arterial access (generally within 2 miles). These areas can be served by sewer, water, and natural gas.

? Directly Related:
o I
? Partially Related:
o LI
o A
? Appropriate in Every District:
o OS, OC, F, HZ

POS

Parks and Open Space
POS

Areas that include existing public parks for active and passive recreation, large private recreational
uses (such as golf courses), or land that is permanently protected as a natural area.

? Appropriate in Every District:
o OS, OC, F, HZ

Rural Agricultural
RA

Rural Agriculture areas are for the production of crops, raising of livestock, forestry uses and processes, agricultural service businesses, and supporting residences. Typically consists of large lots located in rural areas but smaller lots may be found.

These sites are found in rural areas where the road network is sparse.

? Primary Uses:
o Agriculture fields and grazing pastures
o Equestrian facilities
o Accessory agriculture- related structures
o Forestry processes
o Agriculture-related businesses (i.e., boarding stables, riding academies)
o Farm stands
o Residential, SF
? Secondary Uses:
o Civic
? Housing Mix:
o Single family homes on lots of various sizes.

Building Form:
o Height: Typically 1-2 stories, but some accessory structures (e.g., barns, silos) can exceed three stories
o Front Setback: varies
? Open Space:
o Mostly private
o Agriculture and undeveloped private land serves as open space
o May have trail access

? Primary Mode(s):
o Automobile
? Secondary Mode(s): n/a
? Parking:
o Surface lots
? Streets:
o Primarily automobile access
o Each lot may have direct access to a street
o Streets are generally paved without curbs or gutters

? Directly Related:
o A
o RP
? Partially Related:
o RA
o E
? Appropriate in Every District:
o OS, OC, F, HZ

Rural Conservation
RC

Areas intended to conserve forested areas, ridges, wetlands, and other significant natural areas by clustering development and minimizing land disturbance. Generally, these areas conserve between 50-70% of a site as natural open space.

In growth areas, corridors and pockets of rural conservation indicate places that may be subject to development similar to the adjacent place types, but where more compact and low impact site design is expected.

In rural areas, these places are generally appropriate for residential development in a conservation pattern with lots that are smaller than typical rural lots and are clustered to leave natural areas undeveloped.

? Primary Uses:
o Residential, SF (conservation pattern)
? Secondary Uses:
o Residential, attached (conservation pattern)
o Civic
? Housing Mix:
o Single family residential subdivisions in a clustered pattern that preserves 50% or more open space on a given site.

? Building Form:
o Height: 1-2 stories
o Front Setback: varies
? Open Space:
o Mostly private
o May have trail access

? Primary Mode(s):
o Automobile
? Secondary Mode(s): n/a
? Parking:
o Private off-street
? Streets:
o Primarily automobile access
o Subdivisions have long blocks and meandering streets
o Sidewalks are common

? Directly Related:
o A (Agricultural)
? Partially Related:
o PR, 1-2 du/ac
o PR, 2-5 du/ac
o RP
o CN
? Appropriate in Every District:
o OS, OC, F, HZ

RCC

Rural Crossroads Commercial
RCC

Rural Crossroads Commercial
Areas that are appropriate for small commercial nodes occurring at intersections within rural areas. These places provide rural communities with goods and services that meet day-to-day and agricultural needs. These areas may feature multiple small buildings clustered in
a walkable pattern.

Crossroads are typically located at, or within 400 feet of, the intersection of arterial or collector roads. These areas may or may not have a connected street pattern.

Primary Uses:
o Commercial
? Secondary Uses:
o Residential, SF
o Civic
? Housing Mix:
o A range of housing may be considered.

? Building Form:
o Height: 1-2 stories
o Front Setback: varies widely. Generally, buildings are closer to the street than in suburban areas.
? Open Space:
o Agriculture
o Undeveloped private land serves as open space
o May have trail access

? Primary Mode(s):
o Automobile
? Secondary Mode(s):
o Walk
o Bike
? Parking:
o Surface lots
? Streets:
? Primarily automobile access, but development should accommodate walking and biking by providing street and path connections between adjacent commercial sites and neighborhoods.

? Directly Related:
o CR
? Partially Related:
o CN
? Appropriate in Every District:
o OS, OC, F, HZ

Rural Living
RL

Areas primarily made up of single family residential within a rural setting. These areas may include agriculture, open space, and some limited commercial that supports agricultural and civic uses.

Primary Uses:
o Private open space or forestry
o Residential, SF
? Secondary Uses:
o Agriculture
o Commercial (small scale)
o Civic
? Housing Mix:
o Single family on a wide range of lot sizes

? Building Form:
o Height: 1-2 stories
o Front Setback: varies
? Open Space:
o Mostly private
o Agriculture and undeveloped private land serves as open space
o May have trail access

? Primary Mode(s):
o Automobile
? Secondary Mode(s): n/a
? Parking:
o Surface lots
? Streets:
o Primarily automobile access. Each lot may have direct access to a corridor.

? Directly Related:
o E
o A
o RP
? Partially Related:
o PR, 1-2 du/ac
o PR, 2-5 du/ac
o CN
o OA
? Appropriate in Every District:
o OS, OC, F, HZ

ROW

Right of Way
ROW

SMR

Suburban Mixed Residential
SMR

Areas that are similar in pattern to suburban residential but with a greater mix of housing types including attached housing or small-scale multifamily housing.

Exiting areas exhibit a pattern of curvilinear streets, long blocks, and limited connectivity between neighborhoods and other non-residential areas. Future developments should feature street and path connections to adjacent neighborhoods, walkable proximity to parks, and bikeable proximity to neighborhood commercial areas.

Locations are typically near or adjacent to collector roads within close proximity to existing or planned neighborhood services and served by sewer systems.

? Primary Uses:
o Residential, SF
o Residential, attached
? Secondary Uses:
o Civic
o Commercial
? Housing Mix:
o Single family subdivisions with small lots
o Attached residential dwellings such as duplexes, multiplexes & townhomes that have the scale of a single family home

? Building Form:
o Height: 1-3 stories
o Front Setback: 20-30 ft
? Open Space:
o Private yards
o Public neighborhood parks (in prominent, easily-accessible locations)
o Schools could also supplement public parks
o Some residential areas include shared access to private open space

? Primary Mode(s): Automobile
? Secondary Mode(s):
o Walk
o Bike
? Parking:
o On-street
o Private off-street
o Individual drives from street
? Streets:
o Dead-end streets should be limited
o Street connections to adjacent residential areas should be provided in new subdivisions

? Directly Related:
o RA
o RB
? Partially Related:
o RAE
o PR, 1-2 du/ac
o PR, 2-5 du/ac
o PR, 5-9 du/ac
o PR, 9-12 du/ac
o T
o CN
o OB
? Appropriate in Every District:
o OS, OC, F, HZ

Suburban Residential
SR

Areas that are appropriate for primarily single-family residential development with lot sizes generally less than one acre. These areas may feature a range of lot sizes, housing size and styles, including some small-scale attached dwellings.

Existing areas exhibit a pattern of curvilinear streets, long blocks, and limited connectivity between neighborhoods and other non-residential areas. Future developments should feature street and path connections to adjacent neighborhoods, walkable proximity to parks, and bikeable proximity to neighborhood commercial areas.

Large suburban residential subdivisions are typically accessible from a collector road.

? Primary Uses:
o Residential, SF
? Secondary Uses:
o Residential, attached
o Civic
? Housing Mix:
o Predominantly single family subdivisions with lots smaller than one acre
o Attached residential dwellings such as duplexes, multiplexes & townhomes that have the scale of a single family home

? Building Form:
o Height: 1-2 stories
o Front Setback: 20-30 ft
? Open Space:
o Private yards
o Neighborhood parks (in prominent, easily-accessible locations)
o Schools could also supplement public parks
o Some residential areas include shared access to private open space

? Directly Related:
o RAE
o RA
? Partially Related:
o PR, 1-2 du/ac
o PR, 2-5 du/ac
o PR, 5-9 du/ac
o PR, 9-12 du/ac
? Appropriate in Every District:
o OS, OC, F, HZ

TCMU

Town Center Mixed-use
TCMU

Areas that are appropriate for large and compact walkable developments with employment, commercial, residential, civic, and supporting uses integrated horizontally and vertically with connectivity to surrounding neighborhoods.

? Primary Uses:
o Commercial
o Office
o Residential, MF
? Secondary Uses:
o Residential, attached
o Residential, SF
o Civic
? Housing Mix:
o MF buildings
o Attached residential dwellings such as duplexes, multiplexes & townhomes
o Residential units above ground-floor nonresidential uses

? Building Form:
o Height: 2-5 stories
o Front Setback: 0-20 ft
? Open Spaces:
o Neighborhood & community parks
o Pocket parks
o Plazas
o Trails
o Green infrastructure
o Public realm (spaces between buildings and the street)

? Primary Mode(s):
o Walk
o Bike
? Secondary Mode(s): Automobile
? Parking:
o On-street
o Shared structures
o Shared surface lots located to the side or rear of buildings
? Streets:
o Small block lengths
o Wide sidewalks
o Street trees

? Directly Related:
o RB
o TC
? Partially Related:
o RA
o PR, 1-2
o PR, 2-5 du/ac
o PR, 5-9 du/ac
o PR, 9-12 du/ac
o PR, 12-24 du/ac
o OB
o PC
? Appropriate in Every District:
o OS, OC, F, HZ

Traditional Neighborhood
TN

Areas that feature a mix of housing ranging from single family to townhomes and small, multifamily buildings. They have a walkable block pattern, a mix of housing types within the neighborhood, and neighborhood amenities such as parks and schools. Small office, commercial, and civic uses may also exist in these areas along major thoroughfares. These
areas are typically connected to a mixed-use center.

? Primary Uses:
o Residential, SF
o Residential, attached
? Secondary Uses:
o Residential, MF
o Commercial
o Civic
? Housing Mix:
o SF dwellings on small- to medium-sized lots
o Attached residential dwellings such as duplexes, multiplexes, and townhomes
o MF buildings

? Building Form:
o Height: 1-3 stories
o Front Setback: 0-20 ft, generally consistent within a block
? Open Space:
o More than suburban neighborhoods
o Form is generally:
? Neighborhood & community parks
? Pocket parks
? Preserved, passive open space
? Neighborhood schools may serve as open space

Directly Related:
RA, RB

Partially Related:
PR, 1-2 du/ac
PR, 2-5 du/ac
PR, 5-9 du/ac
PR, 9-12 du/ac
PR, 12-24 du/ac
T
CN
OB

Appropriate in Every District:
OS, OC, F, HZ

Suburban Growth

AgriculturalAG

Business Park Type 1BP-1

Business Park Type 2BP-2

Community CommercialCC

Civic / InstitutionalCI

General CommercialGC

High Density ResidentialHDR

Heavy IndustrialHI

MiningHIM

Hillside Protection OverlayHP

Low Density ResidentialLDR

Light IndustrialLI

Medium Density ResidentialMDR

Medium Density Residential / OfficeMDR/O

Mixed Use Community CenterMU-CC

Mixed Use Neighborhood CenterMU-NC

Mixed Use Regional CenterMU-RC

Mixed Use Special DistrictMU-SD

Mixed Use Urban CorridorMU-UC

Neighborhood CommercialNC

OfficeO

Other Open SpaceOS

Public Parks and RefugesPP

Rights-of-WayROW

Regional CommercialRS

Stream Protection OverlaySP

South Waterfront Mixed Use District Type 1SWMUD I

South Waterfront Mixed Use District Type 2SWMUD II

Traditional Neighborhood ResidentialTDR

Technology ParkTP

WaterW

Business ParkBP

Corridor CommercialCC

Civic and InstitutionalCI

Corridor Mixed-useCMU

Mining and Heavy IndustrialMHI

Parks and Open SpacePOS

Rural AgriculturalRA

Rural ConservationRC

Rural Crossroads CommercialRCC

Rural LivingRL

Right of WayROW

Suburban Mixed ResidentialSMR

Suburban ResidentialSR

Town Center Mixed-useTCMU

Traditional NeighborhoodTN

Business Park

Corridor Commercial

Civic and Institutional

Corridor Mixed-use

Mining and Heavy Industrial

Parks and Open Space

Rural Agricultural

Rural Conservation

Rural Crossroads Commercial

Rural Living

Right of Way

Suburban Mixed Residential

Suburban Residential

Town Center Mixed-use

Traditional Neighborhood