Planning commission backs staff plan to study higher densities in R‑3 district, asks for targeted additions

The Environmental Planning Commission on Feb. 19 recommended that staff study higher densities in the city’s R‑3 zoning district and asked for targeted additions to the set of change areas staff proposed.

The commission’s discussion focused on three decisions staff asked for guidance on: whether the identified change areas reflect council goals and criteria; what density options to analyze for those areas; and whether some R‑2 parcels should be integrated into R‑3. Staff framed the proposal around 14 draft change areas selected to meet council direction to focus on large parcels, transit access, and “affirmatively furthering fair housing.”

“This item is regarding increased densities in the R3 Zoning District,” Advanced Planning Manager Eric Anderson said in his presentation. He told the commission the project began in 2020 and that staff’s prototype and feasibility work found six‑ to seven‑story buildings — at roughly 75–135 units per acre — were necessary for financially feasible development at many parcels under the assumptions used in the analysis.

The staff report presented three density approaches: Option 1 would apply a six‑story R3‑D2 subzone as base density; Option 2A would apply a four‑story R3‑D1 base and rely on state density bonus incentives to reach higher effective densities; and Option 2B would leave base densities lower and create a local bonus to reach the prototype densities.…