Zoning Board Meeting - July 7, 2026: Sustainability Zoning Text Amendment Approved with Amendments

Chair David Stein called the regular meeting to order at 12:30 PM via Zoom. Present were board members Bill Morris, Roseanne McManus, Jerry Bozak, and Keith Walker, along with staff Ralph Blessing and Vanita Mater. The meeting was recorded. After approving the minutes from June 22, 2026, the board considered the sole agenda item: Application 226-08, a zoning text amendment to strengthen sustainability regulations by requiring a sustainability scorecard for certain developments, solar panels or green roofs on larger new roofs, and tree protection standards for zoning board applications. The board engaged in extensive discussion and made several amendments before voting unanimously to approve as amended.

Consent Calendar

• Minutes approval (June 22, 2026): Moved by Bill Morris, seconded. Approved unanimously.

Public Comments & Testimony

• No public comments were made or noted.

Discussion Items

• Tree protection amendment: Board member Bill Morris raised concern that without a look-back provision, developers could clear-cut trees before applying. The board discussed requiring applicants to certify on surveys any trees removed in the prior 24 months. After review, staff inserted language requiring disclosure of trees removed within 24 months prior to filing. The board supported this addition.
• Affordable housing carve-out for sustainability scorecard: Keith Walker questioned exemptions for affordable and non-profit developments, fearing legal challenges. Staff explained that affordable housing projects have tighter finances and that the exemption avoids blocking projects. The board agreed to modify the carve-out to require a minimum score of C (instead of full exemption) for affordable developments where more than 50% of units are affordable or non-profit uses occupy at least 50% of floor area. This change was added to all districts.
• Green/solar roof exemption for affordable housing: A proposed exemption allowing affordable housing developments to reduce green or solar roof coverage to 25% subject to special permit was debated. Keith Walker expressed concern about inconsistency with city sustainability goals. Staff argued it balances affordability and environmental objectives. The board kept the provision as is, noting it provides flexibility via special permit.
• Solar canopy height: Public comments suggested 15 feet was too low for vehicles. The board increased the maximum height from 15 to 20 feet, agreeing that 20 feet accommodates typical vehicles without unduly restricting design.
• Usable open space interaction: Discussion centered on whether roof amenity space should exempt solar/green roof requirements. The board decided that if more than 30% of a roof is used for usable open space, the requirement can be reduced to 25% subject to special permit approval. This replaces an earlier blanket exemption for amenity space, giving the board more control.

Key Outcomes

• Application 226-08 approved with the following amendments:
  1. Added requirement for applicants to certify on surveys any trees with DBH ≥4 inches removed within 24 months prior to application filing.
  2. For affordable housing/non-profit developments (≥50% affordable units or ≥50% floor area by non-profits), sustainability scorecard minimum reduced from B to C, applicable in all districts.
  3. Solar canopy maximum height increased from 15 to 20 feet.
  4. Green or solar roof coverage may be reduced to 25% for affordable housing developments (≥50% affordable units) subject to special permit.
  5. Where more than 30% of roof area is used as usable open space, green/solar roof requirement may be reduced to 25% subject to special permit.
• Vote: All five board members present (Stein, Morris, McManus, Bozak, Walker) voted in favor. None opposed or abstained.
• Next steps: Staff will incorporate amendments into final text; the regulation will be posted and effective per city procedures.