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Plan Commission hears proposed MR‑1 category as phased way to replace LMR escalator clause
Summary
Planning staff proposed creating a new MR‑1 future‑land‑use category and a phased approach to replace the current LMR “escalator clause,” mapping MR‑1 in area plans first and considering citywide changes at a later comp‑plan update.
City planning staff told the Plan Commission on Oct. 16 they plan to introduce a new future‑land‑use category, MR‑1, and to use a phased approach when adopting forthcoming area‑plan maps to address a long‑standing “escalator clause” in the Low/Medium Residential (LMR) category.
The staff proposal would: (1) create MR‑1 in the comprehensive plan as a defined category that captures the intensity permitted under the current LMR escalator clause; (2) update the future‑land‑use table to allow additional building forms in LR and LMR categories; and (3) use the Southeast and Southwest area plans—currently underway—to map MR‑1 where appropriate, then consider additional MR‑1 mapping citywide during an interim comprehensive‑plan update expected in 2028. Staff said the phased approach would allow targeted analysis in plan areas before removing the escalator clause citywide.
Why it matters: The LMR “escalator clause” has been used in some cases to allow higher intensity development than the baseline LMR designation would suggest. Staff said creating an MR‑1 land‑use category and mapping it where planners and stakeholders agree will improve transparency and predictability for developers, residents and review bodies.
Key points
- Phased mapping approach: Staff propose to map MR‑1 in the Southeast and Southwest area plans now, use similar treatment in two more area plans starting in late 2026, and then consider a citywide comprehensive‑plan amendment in 2028 to update remaining LMR areas and retire the escalator clause.
- Building forms and implementation: The recommendation includes updating the future‑land‑use table to clarify which building forms are appropriate in LR, LMR and MR‑1. Staff said some requests to escalate intensity were driven by building form rather than simply by height or density.
- Commercial and employment areas: For general commercial and employment land‑use categories, staff said they will evaluate where mixed‑use designations are appropriate and will review zoning districts to ensure allowed uses align with area‑plan recommendations. Staff flagged gaps where zoning today does not permit residential uses in some employment/commercial districts even where mixed use was desired.
Commissioner feedback and next steps
Commissioners supported the principle of improving predictability but raised questions about timing and community outreach. Staff said draft area‑plan future‑land‑use maps will be published next week and will be discussed with the commission in December. Staff reiterated that mapping MR‑1 in the initial area plans would remove the need to apply the LMR escalator clause in those plan areas; the escalator clause would remain available elsewhere until a later citywide update.
No formal action was taken. Staff said public meetings and outreach on the Southeast and Southwest area plans are scheduled the week following the meeting and that draft maps would be posted for public review.
