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The current district language was established many years ago, and reflects a more moderate density, suburban style of multi-family development. Just in the past few years, the City has considered multi-family projects on four different sites (one of which did not proceed). Each of those were required to utilize the PUD zoning process due to a series of modifications the projects required from typical R-4 regulations, including density, setbacks, parking calculations, height, and other factors. The current R-4 District restricts density to anywhere from about 13 units per acre up to 24 units per acre, depending on the size of the building. Over the past two years, the City considered, and adopted, an updated Comprehensive Plan that directs development in high density zoning districts to between 20 and 40 units per acre. While PUD is still a viable path for projects that exceed density or other aspects of the R-4 standards, it can be difficult to process when the individual aspects of the project are of borderline quality or push the envelope in some way. Without baseline standards that reflect a reasonable expectation for development in the district, everything is left to negotiation, which can put the City in a difficult position. The revisions to the district are intended to create a threshold for higher density projects that set an expectation for development. Beyond this, the threshold for PUD consideration would also then be higher, as this becomes the new baseline. As the Planning Commission’s review was clarified, and the draft evolved, a final set of changes was added to the proposed ordinance. Those included the following as a last stage of updating: • Modify the prior staff-proposed allowable maximum height from sixty feet and five stories to fifty feet and four stories. • Address the proposed requirement for location of senior multi-family on a collector or arterial street (due to concerns over existing facilities that may not comply with this standard). The proposed language includes an alternative that the facility is served by alternative transit options, either public or privately offered. • Adding requirements to the “General Regulations” in Section 152.105 relating to: o Building materials; o Landscaping; and o Sustainability. Staff and Planning Commission Recommendation. Planning staff and Planning Commission recommend approval of the proposed amendments. As noted, these changes will make multi-family development more straightforward in those areas where it is proposed, set specific minimum expectations for such development, and bring the zoning ordinance more closely into conformance with the Comprehensive Plan. 14