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Plan Commission approves Housing Forward zoning changes to allow duplexes, backyard lot splits and expand permitted downtown projects
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Summary
The Plan Commission unanimously recommended council adoption of three zoning text amendments on July 7 that would allow two‑unit buildings across conventional residential districts, ease backyard (deep residential) lot divisions, and expand permitted thresholds for many downtown/urban projects.
The Madison Plan Commission on July 7 unanimously recommended the Common Council adopt a package of zoning text amendments intended to increase housing choices and simplify review paths for smaller infill and mid‑scale projects.
Staff described three linked measures: (1) permit two‑unit buildings (duplexes, twins) in all conventional residential zoning districts where single‑family homes are allowed; (2) relax and standardize requirements for deep residential (backyard/flag) lot divisions — reducing the required access “pole” width from 30 to 10 feet, standardizing minimum lot depth to 75 feet per lot, and applying a 15‑foot minimum front yard setback for the newly created rear lot — and (3) raise conditional‑use thresholds in several downtown/urban districts so that many projects up to approximately six stories would be permitted by right while retaining special review for State Street and the 100 block of King Street.
Megan Tuttle (planning staff) and Katie Bannon (zoning administrator) told the commission the package builds on prior work, including a 2023 overlay that had already allowed some two‑unit buildings near high‑frequency bus routes. Staff said the change to two‑unit permissions would apply to conventional residential districts but not site‑specific planned‑development (PD) zoning, which remains subject to its own conditions; staff indicated they are exploring approaches to accommodate PD areas in the future.
Public registrants, including several neighborhood residents and housing advocates, registered strong support for the package and cited housing affordability and the need for more housing options. “I support this because I feel like it would increase density in single family zoning areas that I think would allow us to build more housing,” resident Will Frederick told the commission.
Commissioners asked about interactions with Landmarks Commission and Urban Design Commission reviews in downtown areas. Staff clarified that local historic districts and landmarks processes remain in effect for landmarks and local historic districts; the Urban Design Commission will continue to review downtown projects and Landmarks will provide advisory input on adjacency issues. Commissioners also asked about private covenants; staff said covenants are private agreements the city does not enforce and that neighborhood covenants may complicate private attempts to subdivide lots but are not a city‑enforced constraint.
The commission voted to approve three substitute ordinances and forward them to Common Council: Legistar 88735 (deep residential/backyard lot changes), Legistar 88736 (permit two‑unit buildings in residential districts), and Legistar 88737 (downtown/urban permitted‑use thresholds). All three passed the commission by unanimous votes; the Housing Policy Committee had recommended approval of parts of the package during prior review.
If adopted by the Common Council, the changes would be implemented through city zoning and subdivision processes; staff and commissioners flagged additional outreach and process mapping to clarify interplay with PD zoning, design review processes, and landmarks review.
