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Duval continues zoning-code sessions as staff lays out options to meet state housing requirements
Summary
In the third zoning-code session, staff described capacity work that satisfies a Commerce appeal, outlined affordable-housing tools (tax exemptions, density bonuses, mandatory inclusion and in-lieu fees), and said objective design standards will aim to preserve Duval's character.
City planning staff continued the council's zoning-code series on July 21 with the third session focused on affordable housing and design standards required under the state Growth Management Act and related Commerce reviews.
Staff explained that BERC's parcel-by-parcel capacity analysis showed Duval can meet state housing targets if the council adopts targeted upzoning. "BURC (BERC) concluded that the city actually could meet our capacity requirements if we upzoned in certain areas," staff said. That finding, staff told council, allowed the city to address a Department of Commerce appeal tied to the comprehensive plan.
The presentation reviewed two distinct obligations: find counted capacity within city limits and remove code barriers to affordable housing. To remove barriers staff proposed a mix of programs and regulations: Option A financial incentives (for example, multifamily tax exemptions), Option B development bonuses (height, density, reduced setbacks or parking), Option C mandatory inclusionary requirements (a required share of affordable units on-site), and an in-lieu-fee approach to allow fees to fund off-site affordable projects through a partner organization such as ARCH.
Staff noted tradeoffs: financial incentives and bonuses are often market-dependent and favor rental development at 50'80% AMI, while mandatory inclusion can guarantee units but may raise market-rate prices or alter project feasibility. In-lieu fees can pool resources for deeply affordable projects but may produce units outside Duval that would not count toward Duval's target unless regional rules change; staff recommended membership in ARCH before adopting an in-lieu fee.
On design, staff stressed a state requirement that design standards be objective and checkable (for example, required roof pitch, facade articulation and window requirements) so developers know what is allowed and the city avoids subjective reviews. Staff said the aim is to preserve Northwest and Duval character, and a first-touch draft of design standards is scheduled for August.
What happens next: staff asked for council feedback by July 31 and said the city will return with revised code language to meet Commerce's deadline for the comp-plan appeal process.
