Commission holds study session on proposed Darrow Road mixed-use overlay; residents raise parking and zoning concerns

Planning staff led a study session on a proposed mixed-use overlay for the area between Graham Road and Kent Road along Darrow Road (PC 25-15), saying the overlay aims to implement the city’s 2017 comprehensive plan by encouraging pedestrian‑oriented, mixed‑use development and infill.

The presentation — identified by staff as a study item, not a vote — described goals to modernize the zoning code, add building-design standards, streamline approvals and better align the code with the comprehensive plan. Staff said the city is working with Hauser Levine, a Chicago consulting firm, and expects to circulate draft code updates later in the year with planning commission review targeted for mid‑October and council review beginning in November.

Staff outlined key components of the proposed overlay: permitting ground‑floor commercial uses with multifamily residential above; allowing building heights up to 45 feet (the current limit is 35 feet); and requiring redeveloped buildings to sit between 5 and 20 feet from the right of way to create a pedestrian frontage. The staff presentation said lot‑area and lot‑width minimums would be removed to allow flexible infill design, and showed a long list of potential allowed uses including theaters, libraries, fitness clubs, clinics, restaurants, microbreweries, retail and studios.

Staff emphasized the overlay is voluntary and would likely unfold over decades if it occurs: “this is if this ever happens, this will be something that happens naturally and organically over 20 years, maybe 30 years,” staff said.

Several nearby residents spoke during public comment. Resident Becky Petunia, who said she lives “immediately next door to the library,” warned of insufficient parking and of traffic safety issues at the Darrow/Beach intersection, adding, “the thought of it being paved over for additional parking just breaks my heart.” Resident Jonathan Mazali said he owns three parcels at the far south end of Darrow Road and objected to including his homes in a commercial overlay: “I own the last 3 parcels on the right side of Darrow Road on the very far south side. That is not a business. It's a residential house.” Planning staff replied that the overlay boundaries are still under discussion and that the city will work with property owners on rezoning where appropriate.

Commissioners and staff discussed transportation implications. When asked whether the existing four‑lane roadway would remain, staff member Sam said traffic outcomes will depend on how and when future development occurs and that "as development would come in, they'd have to do traffic studies and determine what improvements would need to be made." Staff outlined that future projects likely would be required to complete traffic studies and any needed roadway improvements at the time of redevelopment.

Staff also noted that notices were sent to property owners within 300 feet of the proposed overlay and that steering‑committee meetings have been held. No final map was presented; staff repeatedly reminded the commission that the item was for feedback and public comment rather than a decision.

Next steps described by staff include continued public outreach, refinement of overlay boundaries, and drafting a formal code update for planning commission and city council review later in the year.