Commission reviews revised Behr/39 North draft recommendations; open house set for Oct. 29

At the Oct. 20, 2025 meeting, staff presented revised draft recommendations for the Behr/39 North comprehensive plan update (sometimes referenced as the Third 9 North / Behr campus area). The presentation and ensuing discussion focused on balancing potential redevelopment with preservation of mature trees and natural habitat, enhancing pedestrian and Greenway connections, and shaping acceptable future land uses and densities.

City planner Bethany Moore said the revised recommendations clarify open‑space objectives, emphasize preserving connected forested areas primarily on the southern portions of the campus, and recommend avoiding extensive, unnecessary tree removal while acknowledging that some tree loss and grading may be unavoidable to accommodate redevelopment. Moore noted staff removed a proposed wildlife assessment requirement from the draft because the city is not yet clear on how such a study would inform zoning decisions.

The draft encourages a mix of uses compatible with the remaining corporate and R&D presence (including office, service, small‑scale retail, multifamily and senior housing), with more intense uses and taller buildings concentrated toward the central and northern parts of the site. The plan highlights the 39 North Greenway as a desired pedestrian and greenway connection through the area and recommends higher‑quality paved walkways rather than informal trails. Conceptual redevelopment options prepared by consultants illustrate ways to retain wooded areas while providing apartments, townhomes, small retail, reuse of an on‑site parking garage and possible reuse of greenhouse structures.

Commissioners discussed tree‑protection language, debating stronger wording such as “avoid extensive tree removal” versus softer phrasing like “encourage retention” and agreed the document should remain a high‑level guide; enforceable specifics would be addressed through zoning/ordinance provisions and project review. Staff said the draft recommendations will be posted on the city website for public review before an open house scheduled for Oct. 29 from 6 to 8 p.m.; there will be stations for topic‑specific comment and a presentation at 6:30 p.m. PGAV (the city’s consultant) is scheduled to brief City Council in a Nov. 10 work session on incentive guidelines that may be appended to the plan as a separate policy deliverable.

Staff also explained the process for a major plan‑zoning district application that was recently submitted (the applicant has filed a formal submission). Given the complexity of plan‑zoning district reviews, staff advised commissioners to expect the review to span at least two meetings (initial presentation and public comment followed by a continued hearing and possible ordinance drafting). The commission voted to cancel its Nov. 3 meeting (no pending items) and to cancel the first scheduled meeting in January 2026 to avoid staff work over the holidays. Staff said they aim to return a draft plan for commission public hearing and action before year end if public input and drafting timelines permit.