The Midland Planning and Zoning Commission voted 6–1 to approve a proposed Residential Overlay District No. 1 that would allow properties within an approximately 100.84-acre area to develop under the regulations of the SF-3 (single-family dwelling) district and relax one lot-width standard for corner lots.

Staff presented the proposal as an overlay — an added layer of regulation placed over existing zoning that, in this case, would make the area less restrictive and eliminate the need for routine zone-change applications when a single-family home is proposed. A staff presenter summarized the change as: "Overlay District is essentially, it's an added layer of zoning on top of the existing zoning. So we're not changing the existing zoning…" (Staff member, planner).

The overlay would allow single-family development consistent with SF-3 rules across the mapped area and specifically permit 50-foot corner lots where the SF-3 standard calls for 55 feet, a modification intended to avoid creating new nonconforming lots. Staff said the change responds to repeated requests from developers and property owners and is intended to reduce the time and cost involved in individual zone-change applications.

Staff showed that much of the area currently carries multifamily (MF-22) and commercial zoning but contains built and developing single-family lots. Staff said the designation aligns with the Tall City Tomorrow comprehensive plan for that part of the city and that the overlay would not convert legally nonconforming uses to illegal status.

Commissioners asked whether the overlay would cover commercial parcels and whether similar overlays would be pursued elsewhere. Staff said the overlay intentionally excludes parcels currently functioning as commercial and that additional residential overlays are planned; the staff presenter told the commission, "We do plan to do more of them. There are several areas in Midland that need it. That's why we start off with calling it Residential Overlay Number 1." (Staff member, planner).

The ordinance as drafted would be forwarded to Midland City Council on Oct. 14 and Oct. 28; staff told the commission that, if approved by council, the overlay would have an effective date of Nov. 1, 2025. The commission approved the measure by vote; the commission's recorded tally was 6–1.

Next steps: the commission's approval is a recommendation to city council. The ordinance will be considered by council on the dates staff provided; any action by council, including conditions or amendments, will determine the overlay's final content and effective date.