Planning commission forwards package of zoning changes to expand "missing middle" housing
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Summary
River Falls staff presented a six-piece package of Title 17 zoning amendments designed to implement the comprehensive plan by permitting more missing-middle housing, clarifying ADU rules, and adjusting setbacks, parking and other residential standards; the commission voted to recommend the package to City Council.
River Falls Planning Commission voted to forward a six-part package of zoning ordinance amendments to City Council with a recommendation of approval after a presentation from city staff about aligning the code with the comprehensive plan.
Emily Shively, assistant director of community development, told the commission the package is intended "to move the approvals up the pyramid where there's more certainty, more specificity, less discretion, less risk," arguing that codifying commonly requested flexibilities will provide clearer expectations for residents and developers. Staff framed the changes as a way to reduce reliance on planned-unit-development (PUD) approvals that have created disparate outcomes over time.
Key proposed changes include reducing the minimum lot size in R1 from 7,500 to 5,500 square feet; allowing two-family (duplex) homes in R1 without the existing 1,400-foot separation requirement; permitting triplexes on lots of at least 10,000 square feet; and adopting a density metric (homes per acre) option in some districts. Shively said the city's data show an average R1 single-family lot of about 11,500 square feet and that many existing duplexes are far closer together than the code's separation standard.
Staff also proposed performance standards for accessory dwelling units (ADUs) to ensure ADUs remain accessory to the principal structure, clarified setback measurement (from property line to building foundation rather than to roof overhang), and suggested a menu-based approach to multifamily amenities tied to unit count. Projects that provide affordable housing would receive a reduction in required amenities, Shively said. The package would also update definitions for accessory uses and shade structures, allow modest flexibility for driveway widths, add an expiration for site-plan approvals, define window signs, and apply corporate-park parking standards to certain industrial zones.
Resident Patricia LaRue, who spoke during public comment, urged sensitivity to families that live behind each lot on zoning maps, saying "each of those squares has a door, and behind that door is a family." Her remarks were raised as part of the broader discussion about balancing neighborhood character with increased housing options.
After staff questions and commissioner discussion to clarify how R1/R2/R3 distinctions would be used to tailor density, an unnamed commissioner moved that the commission forward the six ordinance packets to City Council with a recommendation of approval; the motion was seconded and the commission voted in favor. The record as read did not include a roll-call tally of named votes.
The commission's recommendation will now go to City Council for consideration. Staff noted the housing needs analysis shows remaining 2030 shortfalls (313 for-rent multifamily units; 258 single-family and 81 twin-home units; and 693 senior housing units) and said the housing study will be updated this year to refine targets.
Next steps: the packet will be transmitted to City Council for their review and potential action, and staff indicated the commission may consider additional ordinance amendments at upcoming meetings.
