Consultants present draft zoning districts and mixed‑residential option; commissioners press for architectural rules, parking and applicability

Consultants and city staff presented a draft recodification of Janesville’s zoning and subdivision ordinance and a proposed new set of base zoning districts at the Plan Commission meeting on July 7. The presentation, led by consultant Craig Huebner and Tim Schwecky, outlined a consolidated framework intended to simplify district names and allow more housing types in appropriate locations.

The consultants proposed three core residential categories: low‑density (proposed R‑1), medium‑density (R‑2) and high‑density (R‑3). Key proposed changes discussed included reducing minimum lot widths (example: proposed R‑1 lot widths down to 50 feet and minimum lot area to about 5,000 square feet), allowing duplexes by right in some districts, increasing accessory dwelling unit allowances, and permitting multiple principal structures on lots in higher‑density zones. The team also introduced a planned mixed‑residential district (R‑8) intended to allow a mix of single‑family, townhomes, duplexes and garden‑style apartments as a way to streamline mixed developments without requiring a traditional planned unit development (PUD) in every case. A separate manufactured‑home district (R‑9) was recommended to align with state practice.

Consultants and staff emphasized that some higher‑density forms would remain subject to a conditional use or site‑design criteria to protect neighborhood character. The presentation included illustrative site plans showing how a 3‑acre parcel might be developed under current standards (11 single‑family lots) versus proposed standards (up to 42 units if townhomes or multi‑unit structures are included). Staff said architectural standards, setback averaging and site design requirements would be used to preserve character while allowing higher density.

Commissioners asked detailed, practical questions. Concerns raised included whether 20‑foot driveway/front setbacks are sufficient to park two vehicles without encroaching on sidewalks; whether zero side‑yard (zero lot line) allowances for townhomes are appropriate; the likely marketability of smaller lots; and how design standards could avoid “snout houses” (garages dominating the street). Commissioners urged the draft to include strong, clear architectural and site‑design standards so that developers building to minimums would still produce compatible, saleable housing.

The R‑8 district drew particular interest: consultants described it as a tool to permit mixed residential in new larger developments (examples shown with apartments, townhomes and single‑family) and to reduce reliance on the current PUD process. Commissioners recommended that R‑8 be targeted primarily to larger, new‑development tracts rather than small infill parcels; staff and consultants said that the R‑8 rules and the zoning map application would address that distinction.

Staff and consultants proposed limited, neighborhood‑scale commercial uses inside residential districts via conditional use permits (examples discussed include coffee shops, small childcare, personal services and small retail under about 5,000 square feet) and listed draft supplemental standards such as locating on arterials/collectors or corner lots, limiting on‑site parking to small counts, and restricting hours. The commission discussed downtown parking policy and whether to remove parking minimums in the central city district; staff said that a separate parking chapter is being drafted and that shared‑parking provisions currently are limited in the existing code.

No formal commission action was taken on the code text during the meeting; commissioners asked staff and consultants to prepare a draft matrix of proposed district standards and to return with responses to questions raised, additional architectural standards language and a clearer timeline for public outreach. Staff indicated a public open house or broader public review will follow when a more complete draft is available, likely in the fall.