Planning Commission recommends new multi‑unit overlay (Chapter 19.25) for Highlands

The City of Longview Planning Commission on a unanimous vote recommended approval of a new Multi‑Unit Overlay Zone (proposed Longview Municipal Code Chapter 19.25), recommended corresponding amendments to the comprehensive plan map and recommended a zoning‑map change to R‑1 with the overlay for portions of the Highlands neighborhood.

The overlay, described in staff presentation as "Chapter 19 to be called chapter 19 25, the multi unit overlay zone," is intended to allow a limited increase in housing intensity in the Highlands while preserving R‑1 base standards where not modified by the overlay, according to Aaron, staff presenter for Community Development. Aaron said the overlay would allow duplexes as an allowed use and permit triplexes and fourplexes only through special land‑use review by the Board of Adjustment; apartments and boarding houses would remain prohibited.

The commission heard that the proposal was developed after multiple workshops and public hearings: staff reported seven planning commission workshops and several city council briefings. The package seeks to make development rules more flexible for redevelopment and "middle housing," add crime‑prevention‑through‑environmental‑design (CPTED) measures, and address emergency access and alley conditions through required alley maintenance tied to proposed parking areas.

Key provisions discussed by staff include: - Duplexes allowed by right; triplexes and fourplexes permitted only as special land uses subject to public review and Board of Adjustment consideration; apartments remain not allowed. - Off‑street parking requirements: single‑family and duplex parking largely unchanged. Triplexes and fourplexes would be subject to older (earlier) parking requirements but may use up to 50 percent of required spaces as off‑site or shared parking when justified through a parking analysis reviewed by Public Works. - Alley maintenance: when required, alley upgrades would extend from the building parking area across the alley frontage to the nearest public right‑of‑way; grading, re‑rocking or resurfacing short of full reconstruction is the expected remedy and would be reviewed by the fire marshal and city engineer. - Slightly higher impervious‑surface allowances for duplexes to permit feasible infill, and application of existing CPTED provisions to more housing types.

Staff emphasized the overlay is meant to be a targeted tool, not a citywide code rewrite; the underlying zoning for the affected area would remain R‑1 except where modified by the overlay. Staff also noted the overlay area shown in the packet matches the area covered by a prior interim regulation; an expansion to other nearby blocks was discussed as a separate future item.

On process, staff told the commission the package has had preliminary legal review and that if the commission recommends approval the city will submit required notices to the Washington State Department of Commerce (a 60‑day review that can sometimes be reduced to 14 days at Commerce's discretion) and begin a public comment period; staff gave a tentative City Council hearing date of May 22 if Commerce grants expedited review or in June if Commerce takes the full 60 days.

Votes at the Planning Commission were taken as three separate recommendations: approval of the new LMC chapter 19.25 (the overlay), recommendation to amend the comprehensive plan map for parts of the Highlands from high‑density to medium‑density residential, and recommendation to amend the City zoning map to designate the affected areas R‑1 with the multi‑unit overlay. Each motion was moved and seconded and carried with verbal "aye" votes; no opposing votes were voiced.

Commissioners and staff stressed that not every parcel or street would qualify for greater density — triplexes and fourplexes would require case‑by‑case special use review — and that alley upgrades and fire/emergency access would be reviewed as part of those special permits.

The Planning Commission record and staff packet will be forwarded to City Council with the commission’s recommendations and the required state review materials.