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Planning director proposes removing R3-linked density cap in mixed-use corridors
Summary
Paul Fritz proposed eliminating a rule that ties density in C1R/C2R to the R3 residential district, which he said can prevent small downtown lots from hosting more multifamily units; he illustrated how a 4,000 sq ft lot could hold more units under the change.
Paul Fritz told the committee that an oddity in the current code ties density in the C1R and C2R mixed-use districts to the R3 residential district, effectively limiting units on small lots. "So what we're proposing is to actually eliminate the density requirement because it's actually reinforced by all our other dimensional requirements," Fritz said, explaining that minimum dwelling sizes and setbacks already control unit size.
Fritz used a 4,000-square-foot lot as an example: under the existing 1,000 sq ft-per-unit rule such a lot would be capped at four units, but scaling to a 500-sq-ft-per-unit benchmark could theoretically allow as many as eight smaller units (subject to hallways, stairs and code requirements). He framed the change as a way to give developers flexibility where other dimensional regulations provide safeguards.
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