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Commission backs zoning change to remove four-unit cap in R-2 zone to encourage housing variety
Summary
The Planning and Zoning Commission unanimously recommended amending the zoning code to remove a decades-old provision that limited structures in R-2 zones to no more than four dwelling units, a change staff said would allow more building-type flexibility while retaining density and dimensional standards.
The Idaho Falls Planning and Zoning Commission on May 6 unanimously recommended that the mayor and city council amend the zoning ordinance to remove a numerical cap that limited structures in the R-2 zone to four dwelling units.
Staff told the commission the four-unit cap is a holdover from earlier ordinances intended to address historic fourplex building patterns. The change would not alter density limits (staff cited the R-2 maximum of 17 units per acre) or dimensional standards such as setbacks and coverage; rather, the amendment would remove an arbitrary per-structure unit cap so developers could pursue different building types that meet existing density, parking, landscaping and fire standards.
Staff and commissioners discussed potential impacts. Commissioners asked about likely building types; staff said the change could lead to a broader set of building forms (for example, multiunit buildings designed to three stories where previously a fourplex form constrained design), while other standards such as buffering, parking, stormwater and building-code requirements would remain in force. Commissioners raised public-safety and fire-protection points; staff said modern building and fire standards (including sprinkler triggers and apparatus access) constrain building design and improve safety.
Motion and disposition: A commissioner moved to recommend approval to the mayor and city council of the amendment to the zoning ordinance removing the per-structure four-unit limit in the R-2 zone; a second was offered and the commission approved the recommendation by unanimous voice vote.
Staff said the amendment is intended to be a low-friction change that fits the city's ImagineIF goals and missing-middle housing objectives by allowing greater product variety while regulating overall density and other site standards.
Next steps: staff will forward the recommendation to mayor and city council for public hearing and final ordinance action.
