Commission hears zoning rewrite update; ADUs flagged as most contentious piece

Michelle Stenger, the city’s director of community development, briefed the commission on an ongoing zoning ordinance rewrite intended to reorganize the code, improve clarity, and align provisions to the adopted master plan.

Stenger said the rewrite simplifies long lists of specific commercial uses into broader categories, adds small- and large-scale commercial thresholds by square footage, and inserts standards for newer technologies such as solar panels and electric vehicle charging. The rewrite includes new graphics and tables to make the ordinance easier to use.

Commissioners and staff spent substantial time on accessory dwelling units (ADUs). Current draft language would allow ADUs by right in R2, R3 and neighborhood mixed-use zones; one commissioner argued ADUs should be allowed only by special use in the most restrictive R1 and RP zones to reduce the risk ADUs would be used primarily as rental income units rather than family housing. Stenger said the committee has debated ADUs extensively and recommended proceeding chapter by chapter through the Planning Commission and public hearing process before final action by the City Commission.

Commissioners also raised broader concerns about state actions that can pre-empt local zoning — including recent cases where developers have gone to state entities for siting approvals — and discussed strategies to preserve local control. Stenger said the state is not taking over all zoning but is adopting requirements aimed at increasing affordable housing; commissioners expressed skepticism and emphasized the need for local strategic responses.

Stenger outlined the next steps: Planning Commission review beginning with the preamble, public hearings, and then City Commission final consideration. Commissioners asked staff to prepare further materials on ADUs and related tradeoffs ahead of the Planning Commission review.