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Flora plan commission recommends UDO updates, moves duplex conversions to special-exception review
Summary
The Flora Plan Commission voted to recommend updates to the towns unified development ordinance, including making duplexes in R2 subject to special-exception review and adding Section 4.10 to require standards for converting single-family homes to multi-unit dwellings; the draft will go to the Town Council for approval by Jan. 5.
Floras Plan Commission voted to recommend a set of updates to the towns unified development ordinance that would tighten rules for duplexes and formalize standards for converting single-family homes to multi-unit dwellings.
Brian Stump of HWC Engineering, a consultant on the project, told commissioners the working draft ("Draft B," dated Nov. 14) moves duplexes in the R2 residential district from a use "permitted by right" to a use allowed only by special exception from the Board of Zoning Appeals. Stump said the change aims to ensure duplexes are reviewed for compatibility with adjacent properties rather than allowed automatically.
The draft also adds a new Section 4.10 requiring special-exception approval for conversions of existing single-family homes into duplexes or triplexes. Under the proposed language, any converted unit must be a complete dwelling with its own kitchen and bathroom, comply with town building and fire codes, provide required parking, and meet minimum square-footage development standards in Chapter 2. Stump said the special-exception review would apply even when a duplex is otherwise permitted in a zoning district, to prevent substandard subdivisions of small houses.
Commissioners discussed implementation details: parking obligations would increase with added dwelling units but existing driveways can be counted toward the total when appropriate; landscaping or screening should buffer new parking from streets and adjacent residences; and exterior stairways or fire escapes on converted units must be enclosed within the building to maintain safety and neighborhood character. The consultants said administrative discretion would be available when strict numeric standards still meet the ordinances intent.
A commissioner asked about shipping containers; the consultants confirmed the draft already prohibits shipping containers in residential and commercial districts and limits them to industrial zones.
After discussion, a commissioner moved to approve the recommendations to change the unified development ordinance; the motion passed on a voice vote. The commission then voted to forward the draft with a recommendation to the Town Council; participants stated the Town Council needs to act by Jan. 5. A motion to close the public meeting carried.
The commissions recommendation does not itself change zoning law; it sends the edited ordinance and map changes to the Town Council for formal consideration. The draft includes a suggested map change for at least one area to be labeled R1 rather than R2; staff said that change will be added to the router sheet for the final packet. The consultants told the commission the deliverables will include searchable PDFs and editable Word files to make future amendments easier.
Next steps: the Town Council will consider the Plan Commissions recommendation; the councils decision is expected by Jan. 5, according to comments during the meeting.
