The Advisory Planning Commission on Oct. 27 voted to forward a favorable recommendation for PCZT‑25‑3—a set of zoning text amendments to the Town’s Unified Development Ordinance—after an extended discussion about buffers, front‑yard nonresidential fences, residential lot‑size standards (R‑1), and the proper term for construction record documentation.

Staff presented a redline memo (dated Oct. 23) proposing multiple changes including: clarifying the definitions for childcare home to match state statute; allowing administrative discretion for some nonresidential fences when safety or security needs are shown; clarifying high‑intensity buffer options (including plantings and berms); removing a parking‑setback treatment that had required parking areas to follow accessory‑structure setbacks in all cases; and changing references from “as‑built drawings” to “record drawings.”

Commissioner discussion highlighted several points:

- R‑1 minimum lot area: staff recommended reducing the R‑1 minimum lot area from 20,000 square feet to 15,000 to better align with surrounding communities and the other residential categories. Some commissioners objected to lowering the bar for R‑1 in the town, but others noted the council had suggested a change and that the 20,000 figure had been an outlier compared with neighboring jurisdictions.

- Fences and administrative review: staff proposed an exception allowing the zoning administrator discretion to approve certain nonresidential fences or walls when safety or security needs are demonstrated and Clear Vision Triangle requirements are met. Several commissioners argued that front‑yard fence approvals are rare and should remain subject to BZA review rather than administrative approval; the commission narrowed the language to keep administrative discretion but preserved the option for the zoning administrator to refer matters to the BZA.

- High‑intensity buffer options: commissioners asked that one buffer option requiring only a 10‑foot width be strengthened. The commission adjusted the recommendation to require a somewhat larger planting buffer where a fence or wall is used; specifically, commissioners agreed to a 15‑foot width in the option that includes a fence or wall and to add a requirement that supplemental landscaping be planted on the outside of the fence to improve screening and maintenance.

- Record drawings: staff replaced multiple in‑text references from “as‑built” to “record drawings” and added a definition to clarify that record drawings are the final, certified drawings that reflect field modifications and are stamped and submitted by a design professional.

After discussion and several drafting clarifications on the record, the commission voted to send the UDO updates to Town Council with the adjustments described above. Staff said the changes would be incorporated into a clean ordinance version for council review.