Commission discusses allowing small-scale multiunit housing in SR-6 district; consensus favors new small-scale residential zone

The Marshfield Planning Commission spent a substantial portion of its Sept. 16 meeting discussing options to allow more residential use types in the SR-6 zoning district and areas near downtown.

Planner Bryce Hamburg presented three options for the commission to consider: (1) make no change and continue to allow only single-family and two-flat units in SR-6; (2) allow duplexes, twin homes and townhouses up to four units by right across the existing SR-6 district (and consider allowing apartments/multiplexes with conditions or conditional use); or (3) create a new "Small Scale Residential" zoning district to allow missing-middle housing—duplexes, twin homes, townhouses, triplexes and fourplexes—near downtown while retaining review controls through rezoning and design standards.

Hamburg said the proposed setback, density and design details remain to be defined and that accessory dwelling units (ADUs) would be considered in a later, more comprehensive review. He noted state statutory changes since 2017 have made conditional-use permit denials more legally difficult, which factored into a staff suggestion that rezoning to a new district gives the city clearer land-use control compared with approving multifamily by conditional use alone.

Commissioners expressed strong support overall for option 3—the new small-scale residential district that would permit duplexes, twin homes, townhouses and small multiplexes (three- and four-unit buildings) as-of-right once a property was rezoned into the district. Commissioners said including clear design standards would reduce the number of individual applications requiring discretionary review and would make outcomes more predictable for builders and neighbors. Several commissioners also expressed support for allowing townhouses and making townhouses more accessible as a housing type.

Commission discussion also addressed where a new district might be appropriate. Hamburg suggested the downtown-adjacent area, roughly between Depot Street and Harrison and north of Veterans Parkway near Columbia Park, as potential areas for targeted rezoning but recommended creating the district as a tool available by rezoning rather than proactively rezoning all SR-6 properties. Commissioners noted proactively rezoning large areas would require more staff time and public outreach and that the comprehensive plan is due for an update by 2027.

By voice and sequential comments the commission coalesced around option 3 with design standards and more permissive townhome provisions and asked staff to return with draft ordinance language and more detailed standards at a future meeting. Commissioners who stated a preference included Jocelyn (favored option 3), Rita (favored option 3), Kim Frederick (favored option 3), John (favored option 3), Jake Bernardi (favored option 3), and others who said they could support option 2 or 3. No formal vote was taken; staff will draft code language and follow up at a future meeting for public hearing.