Staff proposes merging medium- and high-density residential zones as state law forces duplexes in some areas

Umatilla — City staff briefed the council on state-driven changes to residential zoning and proposed a streamlined zoning approach to accommodate "missing middle" housing.

Staff told council that, due to recent legislation, cities under certain population thresholds will be required to allow duplexes in areas now zoned single-family. "Really, at this point in time, for a city of over 5,000 population single-family zoning is no longer allowed," staff said, and that the state requires cities to allow a range of housing types described as "missing middle." Staff recommended merging medium- and high-density residential zones into a single higher-density zone to simplify permitting and reduce duplicate regulations.

The staff proposal would preserve the downtown residential zone but consolidate other density zones, allow duplexes in what has been single-family zoning, and consider modest density and height increases — for example, raising an R2 height limit from 40 to 45 feet to allow typical three-story developments.

Staff emphasized this would be a legislative amendment; the draft ordinance will go to planning commission next week for review and a subsequent council adoption process. Councilors asked clarifying questions about which parcels are affected (staff said nine properties are currently in the high-density category outside downtown) and about how the changes would affect lot-size requirements and manufactured-home parks.

No formal ordinance was adopted at the Aug. 20 meeting; staff asked for direction to proceed to planning commission.