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Umatilla planning commission recommends zoning changes to allow duplexes, boost multifamily density and permit downtown gas stations
Summary
The Umatilla Planning Commission voted to recommend a package of zoning changes to the City Council that would add duplexes to low-density residential zones, lower density minimums for medium- and multifamily zones and allow gasoline stations in the downtown commercial zone.
The Umatilla Planning Commission voted unanimously Jan. 28 to recommend a set of zoning amendments to the City Council, including: adding duplexes to the city’s single-family (to be renamed low-density residential) zones, lowering minimum lot-area-per-dwelling-unit standards in medium- and multifamily zones, and allowing gasoline stations in the downtown commercial zone.
Staff said the changes respond to state legislative changes and local development interest. Brandon (planning staff) told the commission that changes in state law require cities to allow duplexes “in any zone where we allow single family dwellings to be built” and that Umatilla must update its code by July 1. “We have until July 1 to modify our zoning ordinances to allow duplexes,” Brandon said.
The commission’s recommendation would add duplexes to the allowed uses in the city’s low-density residential zone without changing minimum site requirements. Staff also proposed reducing density thresholds so that the medium-density zone would require about 2,000 square feet per dwelling unit (roughly 21 units per acre) and the multifamily/downtown standard would drop to about 1,200 square feet per unit (about 36 units per acre). Brandon said the lower multifamily standard would better align Umatilla with nearby cities and increase the feasibility of affordable and multifamily projects; he noted the city has discussed land donations with affordable housing developers including Hacienda CDC for potential projects.
On transportation, Brandon said a traffic impact analysis requirement would remain for larger projects that generate the applicable trip thresholds: “When you get over 250 daily trips…a developer…would have to do a traffic impact analysis,” he said. Staff did not propose a citywide traffic study as part of the zone change.
The third component of the package would allow gasoline stations in the downtown commercial zone. Brandon said the downtown had previously excluded gas stations in a 2015 code update intended to protect the downtown core; staff now recommends permitting stations in the downtown commercial zone because existing anchor commercial opportunities and improved design standards mean those uses would no longer create the same concerns. “With our design standards, I think we can work around that,” Brandon said.
Commissioners had no substantive changes and voted to forward the package to City Council for consideration. The Planning Commission’s recommendation will be scheduled for a City Council hearing for final action.
The proposed package cites state statutes enacted in recent legislative sessions (referenced in staff materials as House Bill 2001 and House Bill 3395) as the driver for the duplex change and relies on existing city code for other standards. The record and staff report remain the authoritative source for final wording and any additional conditions the Council may impose.
If the City Council approves the recommendation, the code changes would take effect according to the ordinance timeline the council sets; staff said the next step is the Council hearing, likely at their February meeting.
