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Committee holds proposal to add R-2 and R-4 zoning districts for limited "pocket" neighborhoods
Summary
Councilman Fan's proposal to create two new zoning districts (R-2 and R-4) aimed at enabling small, higher-density pocket neighborhoods was held for further study; members asked for yield examples and for the proposal to be considered alongside possible elimination of cluster zoning.
The Planning and Development Committee voted to hold a request to initiate a text amendment that would add two new residential zoning districts, labeled R-2 and R-4, intended to allow small “pocket neighborhoods” with higher densities than current county residential districts.
Sponsor Councilman Fan said the districts were designed as a narrow tool for limited infill and affordability efforts: R-2 would be capped at a maximum of 10 acres and R-4 at 20 acres, and projects would require county-council approval rather than administrative approval. Fan framed the proposal as a targeted response to potential removal of cluster zoning and as a tool for small property owners and institutional donors to deliver compact, workforce-oriented homeownership opportunities.
Committee members raised questions about the density math and how many units could realistically fit after accounting for roads, buffers and stormwater. One member asked whether a 10-acre R-2 site would effectively allow more than 200 units; staff and others responded that the theoretical maximum does not account for infrastructure and that realized yields would be lower. Several members asked for an engineer or planner to provide a sample layout showing roadways, stormwater, buffers and realistic unit yields so the committee and public could see a practical illustration.
Multiple members suggested the proposal be discussed in parallel with any action on cluster zoning; others suggested holding the item to allow time for additional analysis. The committee voted to hold the initiation request; the sponsor said he would obtain an example layout from an engineer and defer further action pending the cluster discussion.
Why it matters: The proposal would authorize substantially higher residential densities for small infill sites if adopted, affecting development patterns, infrastructure needs and neighborhood character. Committee members sought more concrete yield estimates and asked staff to consider the proposal alongside broader changes to cluster zoning.
