Planning commission advisory body backs removing seldom‑used estate zoning and narrows options on duplex policy

The Planning and Zoning Commission's Unified Development Code (UDC) advisory session on April 6 moved the city's zoning rewrite closer to a final draft by recommending removal of the single‑family estate (SFE) district and supporting several housing‑type changes intended to increase housing variety.

Erica Kaycraft, assistant project manager with consultant Frieza Nichols, told the commission the SFE district is effectively unused on the zoning map and that the diagnostic report recommended its elimination to simplify the code. After discussion about how SFE had functioned as an "in‑tool" for larger‑lot development, commissioners indicated general consensus to remove the district as drafted and to rely on tools such as planned unit development or covenants to preserve very large lots when needed.

The advisory body broadly supported a revised approach to master‑planned single‑family residential (SFR) developments that would replace the current 90/10 split with a required mix of lot sizes: up to half standard lots, a quarter small lots and a quarter large lots. The consultant said smaller lots under that framework would generally be alley‑loaded and that alley‑loading would be incentivized with a 20% reduction in lot area and setbacks for qualifying developments; commissioners expressed general support for that incentive as a way to promote walkable streets and reduce garage‑fronting.

Commissioners were divided on where to allow duplexes. One option presented would permit duplexes broadly across single‑family districts, which supporters said increases housing capacity incrementally within established neighborhoods. The alternative preserves a standalone two‑family (2F) district and adds a Neighborhood Flex Residential (NFR) district to concentrate duplexes and other compact types in areas planned for higher variety. Staff and legal counsel told the commission the city cannot regulate ownership (for‑sale vs. rental) and indicated limits on using zoning to force owner‑occupancy; that constraint shaped some commissioners' preference for targeted districts with incentives for ownership opportunities.

On detached condos and "build‑to‑rent" single‑unit detached residential, staff proposed a clear use definition and applying SFS (single‑family suburban) development standards (9,000 ft² minimum in the draft) while offering alley‑loaded incentives. Commissioners supported defining the use separately from ownership and using development standards and incentives to shape design rather than trying to regulate whether units are rented or sold.

The consultant said the UDC rewrite remains in phase two (drafting) with an anticipated complete draft by September, followed by public review and refinement. Staff and the consultant will continue outreach, including an April 25 community event and additional advisory and joint workshops before returning a fuller draft for the commission's recommendation to council.

The advisory committee's recommendations will be folded into the next draft of the UDC and returned for further review; no formal ordinance vote was taken during the April 6 meeting, and the commission flagged several split issues (notably the duplex policy) for continued discussion and possible escalation to council.