Commission reviews draft code changes tied to comprehensive plan update; members discuss housing, height limits and green-roof definitions

Planning staff presented draft zoning and code changes tied to the town's ongoing comprehensive plan update and asked the Planning Commission for feedback; commissioners raised questions about allowable housing types, height limits, green roofs and solar panels.

Staff said the town council had agreed to send a preliminary draft comprehensive plan to the state for review and that the commission should expect integrated comp-plan materials in June, with related development regulations and a critical areas ordinance to follow. "You will be seeing this again in June," the planning staff member said.

On the code revisions (chapter 15.1), staff described two commercial zoning districts — the Port Commercial Zone (North End) and the South Commercial Zone (Moore Clark area) — and said proposed language is intended to encourage mixed-use redevelopment that can add residential units above or alongside commercial uses. Staff noted the draft prohibits single-dwelling units in the South Commercial Zone, allowing housing only as part of mixed-use or multi-household structures. When a commissioner asked whether pocket neighborhoods or single-family structures would be allowed, staff responded that single-dwelling units would not be permitted in the South Commercial Zone and that residential development there must be mixed use or multi-unit.

The commission discussed height limits. Staff said the town currently has a 30-foot height limit but recommended a conditional-use path for proposals that exceed 30 feet to allow future flexibility if fire capacity improves. "We will keep that height limit at 30," staff said, "but the conditional use option allows for greater flexibility in the future." Commissioner Aaron requested retaining the 30-foot default limit; staff agreed.

Commissioners also reviewed two proposed new definitions: "green roofs" (planted systems installed over roofs) and "usable public open space" (areas intended for active or passive public use). A commissioner asked whether solar panels could be used on green roofs; staff said they would look into appropriate language to address that possibility. Another discussion item was a parking update near the post office: staff said work is in the works to remove an island and the drop box, which would add three to four parking spaces where the drop box used to be.

Staff emphasized this was a request for feedback, not a final vote; the commission did not take formal action and will review updated language at a future meeting once edits are incorporated.