Planning staff outlines fixes needed to newly adopted zoning code

Planning staff briefed the commission on the zoning code the council adopted on Dec. 4 and identified multiple areas staff said they will return to the commission to correct.

Staff said Council converted several limited-permitted housing types (duplexes, triplexes, quadplexes and townhomes) to conditional uses in certain corridor areas that previously allowed them by right, and reinserted a 6-units-per-acre maximum density for multifamily developments. Staff said the density cap could hinder mixed-use redevelopment on small lots and that the department plans to propose changes to raise or remove the cap in mixed-use overlays.

Staff also said council increased the cannabis setback from schools, places of worship, libraries, playgrounds and parks from 500 feet to 1,000 feet while retaining rules that limit dispensaries to one per mile and prohibit drive-throughs and outdoor storage. Another change staff flagged was removal of modification standards in the minor plan development overlay; staff described those modification standards as an essential mechanism that allowed projects under roughly 10 acres to propose tailored modification standards in exchange for public benefits such as affordable units, enhanced landscaping, or sustainable building features. Staff said they plan to return in early 2026 to propose amendments to restore or clarify those standards.

Staff asked commissioners to review the new code before it becomes effective Feb. 9 and invited suggestions for amendments. The briefing was informational; no formal actions were taken during the meeting.