Re-examining the housing-guideline matrix

The city created a multifamily task force in 2006 to consider a set of guidelines that would take some of the guesswork and subjectivity out of the multifamily zoning process.

The task force set up a point system based on five criteria: neighborhood compatibility, land-use accessibility, connectivity analysis, road network evaluation and design guidelines. The number of points earned would give city staff a guideline to follow as to whether a proposed development is appropriate for a given piece of property.

When a proposed multifamily development is submitted to city planning staff, the matrix is applied, and depending on findings, the project may get city staff approval. The next step forwards the proposal to the Planning and Zoning Commission, which reviews data and makes a recommendation to City Council, which has the final say.

Since the guidelines were passed in July, three projects have gone through the process and gained city-staff approval. Each of the three, however, had densities different than those suggested by the matrix. Those approvals were largely based on the system’s “opportunities and constraints” facet, which gives administrators some wiggle room to increase or decrease allowable densities based on other factors such as neighboring zoning and extra facilities included in the proposed designs.

The wiggle room allowed by the matrix has created confusion among city staff, council and Planning and Zoning Commission members as to whether the matrix is a hard-and-fast rule or a guideline with room for interpretation. But not all parties see the guidelines as flexible. The Planning and Zoning Commission begrudgingly approved each of the three projects that have gone through the matrix. Projects on South Kansas Expressway and East Galloway Drive got the go-ahead from city council, and the third, on South Lone Pine Avenue, was pulled by developer Sam Coryell Jr.

“Our matrix is based on the system in Charlotte, N.C.,” said TLC Properties principal Sam Coryell Sr. The elder Coryell served on the task force that created the matrix.

“One of the things (Charlotte leaders) told us was, ‘Whatever you do, don’t get locked into numbers. You must have some flexibility; otherwise, it becomes chaotic,’” he added. “(The commission’s) not doing that, and it’s become chaotic.”

Opinions differ even within the zoning commission; Chairwoman Phyllis Ferguson told council during its June 3 luncheon that she favors flexibility in the guidelines, but commission member Jay McClelland expressed the opposite view.

“Guidelines can be as diverse as the population on the commission. Guidelines can be manufactured, changed, pushed and pulled,” he said. “My feeling is if we’re going to have the matrix, it’s the rules.”

City Planning and Development Director Ralph Rognstad said the task force will reconvene in August to consider changes to the guidelines.[[In-content Ad]]