On June 18, 2025, I attended the City of Salida’s update meeting and public comment session regarding the proposed land use code rewrite—a long-overdue update designed to improve housing flexibility, streamline development, and better reflect Salida’s evolving character. The draft code remains a work in progress, and community feedback continues to shape how the city approaches zoning, density, environmental protection, and infrastructure.
Here’s a summary of the proposed changes—and what members of the public are saying.
More Usable, More Understandable
One of the most welcome changes is the improved organization and user-friendly layout of the code. City staff emphasized that the new format is designed to help property owners, developers, and residents more easily understand zoning rules and development processes.
Zoning District Changes and Community Feedback
The draft zoning map introduces key changes, including differentiating Hwy 50 from downtown corridors like Oak and First Streets, which previously shared the same zone. A new suite of districts has been proposed, including Mixed-Use, Parks and Open Space, and Community Facilities. The industrial zone has been removed from the downtown area altogether.
Some residents expressed concern during public comment about the elimination of dedicated industrial zoning within city limits, citing potential impacts on economic diversity and local employment.
More Housing Options and Density Increases
The proposed changes aim to address housing needs across Salida. In the R1 zone, two primary units per lot would now be allowed—up from one—which could encourage ADU development and modest infill. R3 and MH zones see increased density allowances, and R3 would also permit smaller lot sizes.
The R4 zone has been clarified to go from allowing only HUD-certified manufactured and mobile homes to include stick-built homes. Several attendees supported the flexibility to build stick-built homes in mobile home zones, while others urged caution about increasing density without adequate infrastructure planning.
Setbacks, Heights, and Riparian Protection
The City is working to create more consistent and flexible setback rules. For example, the new code aims to equalize requirements for detached and attached garages, and front/rear setbacks in residential zones would generally become more permissive. Building height limits have also been refined, with increases in some areas tied to affordability incentives.
However, one of the more controversial elements remains the riparian protection zone along the Arkansas and South Arkansas Rivers. New primary setbacks and secondary buffers could limit development potential on certain lots. Landowners voiced frustration that these changes may leave them with very little usable space to develop their lots.
Streamlined Development Review
The development review process is also being restructured. Site plans now follow a two-step process—preliminary and final—to reduce upfront costs for developers. Subdivision and planned development review procedures have been clarified, and thresholds adjusted to better balance staff, Planning Commission, and City Council oversight.
Parking and Infrastructure Impacts
Parking minimums have been updated, and new parking maximums introduced to encourage walkability. Single-family homes would require one space per unit; multifamily projects would need 1.5 spaces per unit, plus one guest parking spot for every four units. Inclusionary housing units require 1.25 spaces per unit plus one guest parking spot for every five units.
Larger lots—those over one acre—will now be subject to minimum density rules, meaning owners must either subdivide or build more than one unit. This change sparked questions at the June 18 meeting about water and wastewater capacity, especially in neighborhoods currently dominated by single-family homes.
Inclusionary Housing and ADU Incentives
The City’s inclusionary housing provisions still require one deed-restricted affordable unit for every six new units built in new developments. Additionally, the city is offering incentives to encourage ADU construction with reduced permitting fees although concerns were raised about the absence of an ADU-specific affordable housing fund.
Some attendees also pointed out that increased ADU development could strain existing infrastructure—particularly water and sewer systems—which remain major topics needing further exploration.
A Living Document Shaped by the Public
City staff stressed that this land use code remains a draft, and public input is crucial to refining it. The June 18 meeting was just one step in an ongoing conversation. As the city works toward a final version, feedback from residents, builders, and property owners continues to influence what this new code will look like.
If you own property, live, or work in Salida, now is the time to engage. The future shape of our neighborhoods, housing affordability, and land use policies will be guided by the code we adopt—and your voice matters.