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Horace tables proposal to lower mixed‑use height limits after developers and residents raise concerns
Summary
Councilors delayed a decision on proposed mixed‑use zoning changes that would set a two‑story/35‑foot baseline after developers, residents and an affordable‑housing nonprofit urged more outreach and raised feasibility concerns; councilors requested further work on overlays, PUDs and notice procedures.
The Horace City Council on July 7 tabled proposed amendments to the land‑use ordinance that would reduce baseline mixed‑use building heights to two stories (35 feet) and direct staff to develop overlay‑district options and more stakeholder outreach.
Planning staff said the proposed baseline came from planning‑and‑zoning recommendations and public feedback aimed at preserving a "small‑town" scale. Jace, staff lead for planning, told the council the commission debated adopting a two‑story/35‑foot maximum for mixed‑use base zoning while using overlay districts and PUDs to permit higher, site‑specific development in targeted corridors.
Developers and representatives said they were surprised by the proposed blanket change and asked for more notice and time to engage. Chris Mack (Christians and Company) and other developers requested time to negotiate overlay or PUD approaches that would allow predictable options for buyers. One developer representative asked the council to postpone action to avoid imposing a midstream change on applications in process.
Nonprofit housing developer Beyond Shelter (CEO Dan Madler) told the council that two‑story limits would make high‑quality affordable housing financially difficult: "Two‑story buildings do not give you economies of scale in today's environment," he said, explaining that three‑story plans often drive viable affordable and workforce housing projects.
Residents and other stakeholders offered differing perspectives: some urged strict limits to preserve scale and small‑town character; others asked the council to provide clearer, consistent rules and better notification for affected landowners.
After extended public comment and council discussion about PUDs versus overlay districts, the council voted to table the ordinance amendment until the next meeting to allow staff and stakeholders to refine overlay proposals, improve notice to landowners and continue public engagement. No zoning text was adopted at the July 7 meeting.
