Council debates phasing rules and 40/60 duplex ratio; staff flags waiver process
Summary
Council members questioned whether phase‑level duplex limits (40% per phase) could cause front‑loading and agreed staff should include waiver and covenant language to ensure phased builds meet long‑term mix goals.
Council members spent significant time on whether the draft resolution should cap duplexes at 40% of each construction phase or 40% of an entire development. Staff warned that strict per‑phase requirements could encourage developers to front‑load duplexes for revenue reasons and then not complete single‑family phases.
Staff described financial incentives—carrying costs, special assessments and covenants—that typically encourage developers to finish planned phases, but council members remained cautious about potential unintended consequences. "We run into this a lot where you will have different types of developers trying different ways," staff said as they explained phase economics.
The council asked staff to clarify waiver and covenant processes and to consider size or connectivity thresholds for applying phase rules. No formal action was taken; staff will refine the language and include examples demonstrating how waivers would be handled in practice.
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