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Planning commission votes to draft amendment raising R2 and R3 lot-coverage limits to 35%
Summary
After staff presented parcel analysis showing many R2 lots at or near the current 30% limit, the Planning Commission Citizens Advisory Committee voted to have staff draft an amendment to raise maximum lot coverage for R2 and R3 districts to 35% and to return a draft for review before a public hearing.
The Planning Commission Citizens Advisory Committee voted to have staff draft an amendment to raise the maximum lot coverage for R2 and R3 residential districts from 30% to 35%.
Planning staff presented a sample parcel analysis showing a significant number of R2 properties at or above the current 30% maximum and several nonconforming lots that are smaller than the ordinance minimum. Staff said the change would allow more homeowners modest flexibility for additions without changing setback rules. "In SR and R1, you have a maximum lot coverage of 35%... R2 and R3 drops down to 30%," planning staff explained during the presentation, noting many R2 parcels were clustered near the limit.
The commission debated trade-offs between modest relief for homeowners and the risk of increasing neighborhood bulk. A resident who spoke during the public-comment portion said he supported increasing lot coverage but asked for protections for properties that might be redesignated in the master plan. Commissioners repeatedly cited 35% as a conservative increment that would reduce nonconforming cases while avoiding the larger-scale impacts that could come from a 40% or higher ceiling. One commissioner summarized the intent as "identify[ing] ways to make housing more accessible" while balancing neighborhood character.
The chair moved to direct staff to draft an amendment to raise R2 and R3 to 35%; the motion was seconded and approved by voice vote. Staff asked whether the commission preferred to review a draft at the July meeting and set a public hearing in August or to schedule a public hearing for July; the commission opted to have staff bring a draft for review before scheduling the hearing.
The amendment, if drafted as discussed, would not change setback requirements; it would only alter the percentage of a lot that may be occupied by buildings (houses, detached garages, roofed gazebos, barns). Staff also noted implementation considerations for nonconforming parcels: lots that are already over the limit are allowed to remain but generally cannot expand without a variance. Minimum lot-area figures discussed by staff (8,200 square feet for some districts) explain why some historic or smaller lots show as nonconforming on the staff sample.
The committee had no other new business and adjourned after brief commissioner remarks and a staff report noting continued inquiries about small projects and zoning issues in the city.
Next steps: staff will draft the proposed amendment to raise R2 and R3 lot-coverage limits to 35%, return a draft to the commission for review, and the commission will determine the timing of a public hearing once the draft is available.
