Consultants from Kennedy/Keys Collaborative presented Module 2 of the county’s Development Standards & Regulations update, focused on commercial and industrial zone districts and uses. The consultants said the module aims to simplify the code, implement the comprehensive plan’s placemaking goals, and create clearer standards for amenity space, alternative transportation and buffering between differing uses.

Consultant Brian (Kennedy/Keys Collaborative) summarized a large proposed change: "Merging the commercial districts, C0 through C5, that is kind of a lot of commercial districts... we put into merging 2 at a time," and described a move to three commercial districts: neighborhood commercial (merging C0 and C1), general commercial (C2/C3), and heavy commercial (C4/C5). The presenters said the change would affect dozens to hundreds of parcels in each new district and that use tables would be consolidated to reduce duplication. Consultants emphasized scale controls (maximum lot or building area, maximum heights similar to nearby residential where appropriate) and buffering tools such as setbacks and landscaping to avoid abrupt land‑use transitions.

On industrial districts, staff recommended retaining the three I1/I2/I3 districts rather than merging them, but consolidating industrial use listings into broader categories (for example, food manufacturing, plastics, general manufacturing) to shorten the use table and attach targeted use standards for particularly intrusive activities (asphalt plants, heavy outdoor storage, noisy or truck‑intensive uses). Presenters proposed new lot coverage guidance (a suggested 90% lot coverage limit for industrial districts in the draft) and greater control of outdoor storage by requiring maximum front setbacks and moving storage to side/rear yards with screening.

Consultants also described the project’s approach to amenity space — a broader concept than typical open space, intended to include plazas, pocket parks, trail connections and other gathering spaces — and suggested density bonuses or other incentives where developers provide enhanced amenity or connectivity. Staff highlighted that agricultural zoning is part of Module 2 but will be presented separately in a forthcoming session.

Board members and staff discussed specifics: allowed heights in mixed‑use districts (consultants said current height limits would be retained where appropriate), the role of the county’s Transit‑Oriented Communities work, and how amenity space should be weighted to encourage trail connectivity in employment centers. Consultants said drafts will be published online for public review and that the package will proceed to Module 3 (environment and sustainability standards) and later public review and adoption, targeted for mid‑2026.

Ending: Consultants will present agricultural districts separately and publish Module 2 draft materials for public review; staff said they will bring a fuller Module 3 later this year and continue public engagement.