Planning commission reviews proposed Highlands overlay to allow limited multifamily and ease alley access requirements

Longview City planning staff presented draft language for an interim overlay zone for the Highlands neighborhood aimed at encouraging small‑scale, neighborhood‑scaled housing while addressing parking, alley access and public‑safety concerns.

Under the draft overlay (referred to in staff materials as the proposed “Muozho” overlay), the underlying R‑1 standards would remain, but the overlay would allow duplexes as an outright use and permit triplexes and fourplexes only as a special‑use (board of adjustment) review. Multifamily apartments and boarding houses would remain prohibited. Staff said the overlay is intended to be area‑specific (the Highlands neighborhood) and could be used elsewhere if appropriate.

Staff proposed parking rules that would continue current requirements for single‑family homes and duplexes (two spaces for a single family, four for a duplex) and would revert triplex/fourplex requirements to pre‑2018 standards (roughly 1.5 spaces per unit: four spaces for a triplex and six for a fourplex). The draft would allow, subject to engineering and fire review, on‑street parking to count for up to half of required off‑street spaces where the street meets standards and on‑street supply exists.

Staff also recommended modest increases in maximum impervious surface (raised to 75%) and extending certain stormwater design elements that currently apply only to larger multifamily projects to developments in the overlay. Building heights, setbacks and most base standards would remain unchanged.

A key element of the proposal would require proportional alley repairs when the alley is used as primary access for a new development; staff clarified this would typically be a one‑time upgrade such as grading, re‑rocking and resurfacing to ensure emergency vehicle access rather than full paving in every case. Commissioners asked staff to clarify the draft language so it reflects a one‑time upgrade in appropriate cases rather than an open‑ended maintenance obligation; staff agreed to revise the wording to be proportional and limited in scope.

Commissioners raised operational issues including refuse collection and solid‑waste carts. Staff said the Highland area currently receives individual carts rather than shared tubs, and that the Longview Municipal Code requires carts to be pulled in within 24 hours — a provision staff said is not consistently enforced. Staff said the solid‑waste manager could be consulted about site‑plan standards that reserve space for carts when triplexes or fourplexes are proposed.

Staff emphasized public‑safety objectives and noted the overlay is meant to be flexible so small infill projects can meet development costs without requiring full alley paving that would make many projects infeasible. Commissioners suggested staff will need to refine parking, alley and refuse language and bring a revised draft back for hearing.

No formal vote to adopt the overlay was taken at the workshop; staff asked the commission to comment and return a revised draft for a hearing if warranted.