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Commissioners debate keeping small, exclusive commercial designations versus broader mixed-use on the future land-use map
Summary
Commissioners questioned why the draft keeps small pockets zoned exclusively commercial instead of showing them as mixed-use; staff and consultants argued some parcels should remain commercial to protect small-footprint retail and economic diversity, and suggested clearer labeling of small-area master plans.
During the land-use review, Commissioner (Speaker 11) asked why a single small sliver around 23rd and 39th remains labeled commercial when much of the surrounding area is mixed-use. "If we're going to bring it down to two businesses, why do we keep the commercial category to begin with?" the commissioner asked.
Consultant staff responded that the commercial future land-use designation intentionally preserves the option for C-1 and C-2 zoning in small pockets so that small, independent retail and storefronts are not displaced by higher-intensity mixed-use projects. One planner explained these exclusive commercial pockets protect smaller retail footprints: "Those are the places that create small shops; if you introduce other more marketable uses, they will go away."
Commissioners and staff agreed to make the map edits more visible and to link small-area master plans in the document and appendices so readers can see why those pockets were retained. Staff said some of the highlighted "opportunity" areas have existing small-area master plans that already entitle certain development types and that labeling those areas explicitly would reduce confusion.
The commission did not take a formal vote; staff will update map graphics and include links to small-area master plans in the next draft.
