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Commission backs rezoning of two Cedar Cross parcels to R3; sewer capacity, traffic flagged by staff and neighbors
Summary
The Zoning Advisory Commission recommended rezoning 405 and 575 Cedar Cross Road from R1 to R3 (moderate‑density multifamily). Staff said R3 allows up to six units per lot under bulk rules and that sanitary sewer capacity and potential traffic impacts could limit or delay higher‑density development.
The Zoning Advisory Commission recommended rezoning two undeveloped parcels at 405 and 575 Cedar Cross Road from single‑family (R1) to moderate‑density multifamily (R3). The recommendation will be forwarded to the City Council for final decision in May.
Applicant Luke Merfeld said he and his group were applying for R3 following prior consideration of R4 and commercial requests. At the public hearing, neighbors expressed opposition. Mike Reinert, who lives at 401 Cedar Cross Road, said he opposed R3 and preferred R2, citing concerns about noise, density and the neighborhood sewer system: “The added burden of 12 units on that collection system is just a bit too much.” Neighbors asked whether they would be notified about future development; staff explained the zoning decision is the public’s primary opportunity for input and that many uses would thereafter be “by right” under the approved zoning.
City staff explained differences between zoning districts and the development review process. Associate planner Sheena Moon told the commission R3 and R4 both use a 2,000 square‑foot site area per unit calculation; for the smaller 405 lot (about 15,000 square feet), that means up to six units under R3 if other bulk, parking and open‑space requirements are met. Moon also said projects proposing three or more units require site plan review and review by the city’s development review team; she cautioned that downstream sanitary sewer capacity is limited in parts of the Cedar Cross corridor and that some higher‑density connections could be delayed or require mitigation. “A single family home may be allowed to connect; something of higher density might not be in the immediate future,” Moon said.
Staff noted the city’s comprehensive plan supports a mix of housing types, and that either single‑family or multifamily use would remain permissible under R3. The commission voted to recommend the R3 rezoning; commissioners and staff encouraged continued engagement with neighbors on traffic and sewer capacity concerns as any development proposal advances.
What’s next: the recommendation will go to City Council in May; if the council approves rezoning, projects proposing three or more units will require site plan review where engineering (stormwater, access, utilities) and parking will be evaluated.
