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Council reviews proposed 'MDR' zoning, two variance requests after Matrix housing study
Summary
City planning staff introduced a proposed Medium Density Residential (MDR) zoning classification to encourage cottage-style and missing-middle housing, and the council heard separate public hearings on variance requests for a truck-staging facility (1425 Municipal Parkway) and a convenience-store parking amendment (9465 Highway 5); all items were set for Monday consideration.
During the July 16 work session, the Planning and Development Committee led a series of land-use items following the Matrix housing study presentation.
Planning staff Dana Gray described the MDR proposal, saying it would create a new Medium Density Residential classification to allow cottage-style detached homes and missing-middle housing with standards including 4,000-square-foot minimum lots and 800–1,200-square-foot home sizes. "MDR will provide more opportunities for affordable homeownership," Gray said, and staff noted design controls (porches, columns, material standards) and that rezoning would require council approval.
Council members debated details such as whether the new classification should be citywide or limited to downtown/New Horizons, front-setback depths, and design-language precision for items such as "decorative columns" and "neutral" roof colors. Staff reminded council that any developer using MDR would still need to rezone and receive council review.
The committee also held a public hearing on a variance request from MHL Solutions for 1425 Municipal Parkway to reduce the industrial side-yard parking setback from 15 feet to 5 feet for a staging facility with about 30 truck parking spaces. Planning administrator Chelsea Tubbs described the site as heavy industrial; applicant Larry Hurst said the facility would be gated, fenced and used for staging (not a terminal for unloading/loading), and include a small 40x40 building for driver needs. Council asked about truck routing, emergency access and safety; staff said engineering and fire had reviewed the plans and the item returns Monday.
A second public hearing addressed a 2025-approved variance amendment for 9465 Highway 5 (a convenience store with pumps, formerly a Walgreens). Dana Gray said the applicant seeks to change a prior condition that required the fourth retail unit remain vacant, replacing it with a restriction on leasing storage or hallway space while allowing use of the fourth retail unit. The council and applicant discussed parking calculations (staff said the revised plan requires about 48 spaces versus 56 originally and the previously approved variance reduced that to 33); the item will be taken up again on Monday.
Both variance and zoning items remained under deliberation and were scheduled for formal action at the upcoming voting meeting.
