Title
AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP OF THE CITY OF DULUTH TO RECLASSIFY PARCELS IN THE DULUTH HEIGHTS NEIGHBORHOOD FROM RESIDENTIAL-TRADITIONAL (R-1) TO RESIDENTIAL-PLANNED (R-P).
Body
CITY PROPOSAL:
The city of Duluth does ordain:
Section 1. After reviewing the planning commission file PLUMA-2512-0007 and the record pertaining thereto and based on the recommendation of the planning commission at a special meeting on January 21, 2026, the city council hereby adopts the findings of the planning commission and concludes that the application:
A. Is consistent with the Comprehensive Land Use Plan;
B. Is reasonably related to the overall needs of the community, to existing land use, or to a plan for future land use;
C. Is required by public necessity, convenience, or general welfare, or good zoning practice; and
D. Will not create material adverse impacts on nearby properties, or if material adverse impacts may be created they will be mitigated to the extent reasonably possible.
Section 2. That the official zoning map of the City of Duluth, as referenced in Chapter 50 of the Duluth City Code, 1959, as it relates to property comprised of parcels 010-2604-00020, 010-0360-00430, 010-0360-00440, and part of 010-2604-00010, depicted in Attachment 1, be amended and reclassified from Residential Traditional (R-1) to Residential Planned (R-P) according to the findings and conclusions of the planning commission and the concept plan set forth in Attachment 2, which specify maximum density of 11.91 units per acre, a maximum building height of 45 feet, permitted uses of single-family, two-family, and townhouse, and the identified public benefits described in the concept plan as preservation of 30.2% of the area as permanent open space, a publicly accessible pedestrian and bike trail through the development from S Blackman Ave to E Orange St, and dense residential development above the minimum recommended by the future land use.
Section 3. That this ordinance shall take effect and be in force 30 days from and after its passage and publication.
Statement of Purpose
STATEMENT OF PURPOSE: The ordinance is to change the zoning of parcels 010-2604-00020, 010-0360-00430, 010-0360-00440, and part of 010-2604-00010, as shown in Attachment 1, from Residential-Traditional (R-1) to Residential-Planned (R-P). The property owner is proposing to construct townhomes on the property.
At a special meeting on January 21, 2026, the planning commission held a public hearing, minutes included as Attachment 3, on the proposed UDC Zoning Map amendment, where the commission heard oral public comments and considered written comments submitted to the commission before and at the public hearing (Attachment 4), reviewed the developer’s project narrative and concept plan, staff report findings and conclusions associated with the rezoning request (Attachment 2), and discussed and deliberated the matter as a commission. The planning commission considered a motion to recommend to city council the UDC Zoning Map Amendment with staff recommendations, with the motion passing on a vote of 5 yeas, 0 nays and 0 abstentions.
The permitted uses for the proposed R-P district are limited to single-family, two-family, and townhouse. The permitted density is 11.91 units per acre, up to a maximum of 115 total residential units. The maximum permitted building height is 45 feet, which is an allowable modification to the default R-1 maximum of 30-feet provided in UDC Table 50-14.7-1 and consistent with the “urban residential” future land use designation in the comprehensive plan. The identified public benefits include the preservation of 30.2% of the area as permanent open space, a publicly accessible pedestrian and bike trail through the development from S Blackman Ave to E Orange St, and dense residential development above the minimum recommended by the future land use.
Having reviewed and considered the application and conducted a public hearing, the planning commission recommends that the city council approve the UDC Zoning Map Amendment with the conditions stated for the following reasons:
1) This proposal is consistent with the Comprehensive Land Use Plan by allowing housing in an area identified for residential use.
2) The proposed R-P District is consistent with the future land use category “Urban Residential”.
3) This proposal is reasonably related to the overall needs of the community, to existing land use, or to a plan for future land use;
4) This proposal is required by public necessity, convenience, or general welfare, or good zoning practice; and.
5) Material adverse impacts on nearby properties are not anticipated or will be mitigated.
Date of application: December 9, 2025
Action deadline: April 8, 2025