Lakewood Planning Commission backs citywide zoning update, approves map change for Milestone site

The Lakewood Planning Commission voted unanimously on May 21 to recommend City Council adopt a comprehensive update to the city's zoning ordinance and to change the zoning for the property commonly called the Milestone site at the southeast corner of Alameda Avenue and Kipling Street.

The commission voted 5-0 to remap the western portion of the Milestone parcel from Mixed Use Employment Urban (MEU) to Mixed Use Residential Urban (MRU) and to reclassify the eastern portion from R2 (two-family/small-lot residential) to the new Low Form Residential C (RLC) designation. Commissioners also approved a slate of text amendments and policy changes affecting accessory dwelling units (ADUs), parking rules, lot-size and height limits, and incentives for affordable housing.

Why it matters: The ordinance rewrite remaps thousands of parcels citywide and changes zoning rules intended to allow more types of housing "missing middle" housing such as duplexes, cottage courts and small multifamily buildings. The Milestone amendment was among the most contested items in public testimony: neighbors urged lower-intensity development and townhomes, while the property's representative said market realities make multifamily more feasible.

Public comment and developer position

Dozens of residents attended and testified during a lengthy public-comment period. Gary Harper of the Alameda Homes neighborhood called the Milestone change "a perfect example of spot rezoning," saying the owner purchased the land knowing its existing R2 zoning and arguing the city's comprehensive plan endorses mostly like-for-like changes. "You are doing it for one person at the expense of many," Harper said.

Several neighbors suggested townhouses and patio homes as alternatives. "We would like it to stay like for like: single-family homes, duplexes, townhomes," said Russia Nower, an Alameda Homes resident, who asked that any upzoning be preceded by neighborhood meetings.

Representing the property owner, Billy Jones, an attorney with Lathrop GPM, told commissioners Milestone generally supports the proposed map changes that would allow mixed-use residential options on the parcel. "Milestone is not going to build a 90-foot building," Jones said. "Milestone doesn't want to build a 90-foot building. Milestone does build three- and four-story apartment buildings, and that's what we would expect here." Jones added his client's view that the lot had been economically undevelopable under prior zoning for about 20 years.

Key changes and votes

The commission considered and approved multiple text changes. Highlights included: - Rezoning map amendment for the Milestone property (MEU to MRU on the west; R2 and a small R1-12 portion to RLC on the east) ' motion passed 5-0. The map change was moved on the floor and adopted as an amendment to the draft map. - ADU parking requirement removed in limited circumstances consistent with recent state ADU legislation ' motion passed 5-0. - Minimum lot size in RLC dropped from 3,000 square feet to no minimum (0) ' motion passed 5-0. - Minimum lot width in the RLC urban context reduced from 45 feet to 25 feet ' motion passed 5-0. - Height limit for Low Form Residential raised from 25 feet to 35 feet across the low-form districts ' motion passed 5-0. - Bonus floor area for three-or-more-unit buildings increased from 500 to 750 square feet ' motion passed 5-0. - Personal services were added to retail uses in residential zones (with operating hours modified to 06:30'21:00 for the combined retail/personal services allowance) and signage restricted (nonlit signs for small retail/personal services) ' motions passed 5-0. - Exemptions from minimum vehicle parking for all land uses in Mixed Use Urban and Mixed Use Transit contexts and an exemption for the portion of residential square footage devoted to affordable housing ' motions passed 5-0. - The commission directed staff and City Council to explore a potential bird-safe glazing requirement for taller buildings adjacent to large parks (a referral/instruction to staff for further study) ' vote to refer passed 5-0.

Final recommendation

After several hours of debate and dozens of discrete amendments, the commission voted 5-0 to forward the entire updated zoning ordinance, as amended during the hearing, to City Council with a recommendation for adoption. Commissioners said the rewrite is intended to increase housing types and supply while keeping design standards intended to preserve neighborhood character.

What remains

City Council will hold its own hearings and make the final legislative decision. Several commissioners noted that council is already considering complementary measures (for example, an inclusionary housing / attainable housing ordinance) that would sit outside the zoning code and be considered in parallel.

Quotes

"The only way to solve that problem is to add chairs," said Commissioner Williams, summarizing why he supports letting more housing be built in the city.

"This proposal feels like a solution in search of a problem," said Elias Arias, an Alameda Homes resident opposing the rezoning of the Milestone site, urging more infrastructure analysis before changing the map.

Ending

The draft ordinance now goes to Lakewood City Council. Council members will hold additional public hearings and may accept, reject or revise the Planning Commission's recommendation. The commission also voted to return to other technical cleanup items and to continue to refine definitions and administrative sections before final adoption by the city.

(See "Actions" for a structured list of motions and votes taken on May 21.)