County commission discusses consolidated zoning ordinance draft, planning commission recommends it forward

County commissioners discussed a consolidated zoning ordinance that combines the county’s and the urban services (city) zoning rules into one unified document, planning staff said. The planning commission reviewed the combined draft and sent it forward with a favorable recommendation for the county commission to consider.

The consolidated document merges definition sections, a unified use-classification matrix, and reconciled general provisions for urban- and general-service districts, presenter Rick Gregory said. The draft also includes a new planned-unit development (PUD) district intended to give developers and the county greater certainty when a rezoning request accompanies a site plan.

“...a use matrix. It's a 1 page document for the Urban Services District. It's a 1 page document for the General Services District that outlines all of the different use classifications,” Rick Gregory said, describing the matrix format that aims to make permitted uses easier to find.

David, representing planning staff, told commissioners that state law requires any later edits to be referred back to the planning commission before adoption. Commissioners and staff repeatedly emphasized that the consolidation did not change existing zoning entitlements; the effort instead reconciled differences such as front-yard setbacks and made the more restrictive provision prevail where a conflict existed.

Commissioner Thomas said the PUD is optional for owners and developers and does not increase density; the intent is to make preliminary plans binding through the approval process so expectations are clearer if a rezoning and master plan are approved together.

Commissioners asked about tax assessment, setback changes and whether the zoning board of appeals’ authority would change. Staff said taxation and existing district densities remain as before; a handful of setback differences were harmonized to the more restrictive standard and the zoning board of appeals’ authority is unchanged. The commission did not adopt the ordinance during the work session; staff said the draft will return after additional review and public review steps.

The commission directed staff to give members more time to review the large document before formal consideration. Planning staff and the presenter said they will collect edits and, if changes are made, will send the revised draft back to the planning commission per state law before any final action by the county commission.

The consolidated draft also moves floodplain rules into an appendix to allow future floodplain updates without altering the ordinance body, and explicitly incorporates standalone local ordinances (for example, mining and adult-oriented business rules) into the consolidated code for easier reference.

If finalized and adopted, the document will present uniform naming conventions for urban and general districts (for example, HR-1 for urban R-1 equivalents) and a single, searchable set of rules intended to make zoning guidance easier for staff, developers and residents to use.