Commission approves land‑use change and U5 rezoning for three downtown blocks to allow higher‑density mixed use

At the Jan. 15 meeting the commission approved a small‑scale amendment and accompanying rezoning that change roughly 2.87 acres north and west of the NW 6th Ave/NW 14th St intersection from Residential Low to Mixed Use Residential and from U2 to U5 transect zoning. Planner Ari Urbanovich said the request aligns with existing development patterns around NW 13th Street and the university context and that U5 form standards permit a broader range of housing, office and neighborhood services and allow up to 75 dwelling units per acre. The staff report noted the U5 designation would require developments over 50 units to comply with the city’s inclusionary zoning provisions and would be subject to transect form standards (street frontage, setbacks, maximum stories by right).

Applicant representatives (NV5) told the commission that 20 parcels under nine ownership groups participated in the consolidated request to create a coherent development block and that a unanimous Plan Board recommendation supported the change. Staff said the U5 zoning would be consistent with surrounding mixed‑use parcels and would require projects to follow inclusionary and form standards when future site plans are submitted.

Commissioners asked about the practical effects on existing small multifamily (duplexes/quadplexes) and whether sequential lot purchases would trigger inclusionary requirements; staff said the U5 designation allows density boosts and certain multipliers (SRO/bedroom multipliers and university‑context rules) that can increase units on smaller parcels but that inclusionary rules generally apply when a single project reaches the 50‑unit threshold. The motion carried unanimously on first reading; additional public‑notice and plan‑board steps remain as projects advance to site‑plan review.