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Council approves PDO zone change for Gateway/Jellystone development after heated discussion over setbacks and affordability
Summary
Council approved a planned development overlay (PDO) zone change at Gateway Boulevard and Jellystone Road that reduces front setbacks to allow a developer’s product aimed at lower-priced homes; the decision followed a lengthy debate between developers, the joint utility committee, planning staff, and council about utilities, public‑utility easements and whether PDOs should be used to reduce setbacks.
The council approved a zone change (ZC24‑13 / PSP24‑38) to add a Planned Development Overlay (PDO) on property near Gateway Boulevard and Jellystone Road to allow altered setbacks and a different product mix. The developer said the PDO would allow setbacks that make a smaller, more price‑competitive product feasible; staff and the planning commission recommended approval, while the Joint Utility Committee and some council members raised concerns about reduced front setbacks (from 25 to a proposed 19 feet), side setbacks (reducing one side to 5 feet), utility access, and precedents for routinely using PDOs.
Key facts presented by the developer and staff included:
- The south parcel would average roughly 7,400‑square‑foot lots; the north parcel averages around 6,100 square feet. The developer said the change reduces overall units from roughly 576 to 559 (a net decrease noted in testimony). - The PDO is intended to permit closer front setbacks so builders can fit the product they say will price competitively; the developer’s representative said similar products with 20‑foot setbacks have been built elsewhere. - The Joint Utility Committee and public‑works staff warned that tighter setbacks can squeeze utility installations (transformers, switches, fire hydrants) and that site‑specific engineering is sometimes required to avoid conflicts.
Council members negotiated a compromise in the meeting: rather than the proposed 19‑foot front setback, council discussion settled on a 22‑foot front setback with side setbacks at 5 and 10 feet respectively, to be incorporated in the site plan that accompanies the PDO. Council members also pressed the developer on whether affordable‑housing units or deed restrictions could be included; the developer said they were working on product options and could discuss deed restrictions or other affordability measures on follow up.
A motion to approve the zone‑change/PDO passed after roll‑call, with council members expressing mixed views: several said they supported the product and lower density, while others cautioned against overusing PDOs solely to reduce setbacks.
Ending
Council approved the PDO zone change with site‑plan conditions and asked staff to ensure the site plan reflects agreed setbacks and to return with a site plan for final confirmation of the technical details. Members also encouraged the developer to pursue affordable‑housing options for a share of units.
