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Planning staff outline 'Expanding Housing Options' code changes to allow duplexes and fourplexes in R1 zones
Summary
Planning staff briefed the commission on a code package to allow small-lot dwellings (duplexes, triplexes, fourplexes, rowhomes) in R1, R2 and SR1/A zones, proposing 2,000 sq ft per unit minimum lot area, modified setbacks, one off-street parking space per unit, and eased flag-lot rules; staff said the package is in public engagement and will return with refinements.
City planning staff presented a work session briefing on "Expanding Housing Options," a proposed zoning-code package designed to enable smaller, ‘missing middle’ housing types in low-density residential zones.
Alicia Cely and Andy Hula of the planning division told the commission the proposal would not eliminate single-family zoning but would add a new small-lot dwelling chapter to permit duplexes, triplexes, fourplexes and row homes in R1 variants, R2 and SR1/A. Key components include a minimum of 2,000 square feet per dwelling unit for small-lot subdivision, maximum principal-building footprints targeted at 850–1,200 square feet per unit depending on the type, a cap of four units per building, and a requirement of one off-street parking space per unit. Staff said base zoning tables would be reorganized, selected setbacks and lot-coverage rules adjusted, and flag-lot barriers reduced to permit more efficient infill.
Staff emphasized the package aims to increase attainable housing options by enabling smaller new construction types that are, on average, less expensive than conventional single-family homes. They cited local and out-of-state studies showing lower median prices for small-lot housing and missing-middle units. Staff also noted the proposal is distinct from formal affordable-housing incentives because it would not attach a legal affordability covenant; rather, it removes barriers to build housing forms that tend to be cheaper to build and buy.
Commissioners pressed staff on potential investor capture, appraisal impacts, homeownership outcomes and fire/access requirements for flag lots. Staff said flag-lot driveways would still need to satisfy fire-access minima (about 20 feet in the current discussion), and that small-lot dwellings could be developed on lots without street frontage if access and safety requirements are satisfied. Planning staff reiterated the proposal is in the public-engagement phase, with open houses and a town hall scheduled; they will return with a more detailed staff report after additional outreach.
Commissioners and several attendees urged careful attention to where such upzoning should be allowed, how to protect historic overlays and alleys, and how to design rules to reduce the likelihood that units become exclusively investor-owned rentals rather than opportunities for owner-occupants.
Next steps: planning staff will continue public outreach, refine the draft code, and return to the commission with findings and proposed changes before any public-hearing or adoption steps.
