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Commission offers priorities for proposed urban design master plan, urges concise developer‑facing guidance
Summary
Planning staff proposed consolidating older design guidelines and streetscape standards into a single urban design master plan; commissioners urged a concise, developer‑focused document that adds sustainability, EV/energy guidance, bike facilities, block size and placemaking while clarifying relationships to small area plans.
Planning staff presented a proposal to consolidate the city’s 2001 design guidelines and 2017 streetscape standards into one urban design master plan that would align with chapter 3 of the comprehensive plan and introduce new topics such as sustainability, tree canopy, green roofs, block size and street types.
"Our goal is to give clear guidance to developers who come to the city, staff who are reviewing site plans, elected officials who are voting on these projects, and the residents who are trying to follow along with consistent messaging and guidance," staff said during the March 18 discussion. Staff described a possible public engagement program with boards and commissions, charrettes and open houses and noted a draft scope and outreach could return to the commission before council consideration.
Commissioners broadly supported consolidation but repeatedly urged brevity and developer usability. “Please, dear God, make it short,” Commissioner Duncan said, urging a one‑page checklist for developers. Commissioners recommended that the document be practical and navigable, with clear links to detailed master plans (bicycle master plan, energy plans) rather than duplicating technical depth.
Topics commissioners suggested adding or emphasizing included energy efficiency and renewable energy (paired with EV charging), bicycle facilities and coordinated bike‑rack/street‑furniture guidance, shade and tree canopy, loading and delivery strategies to avoid curbside disruption, public art and placemaking, and clarity on how the new master plan would interact with small area plans and the comp plan. Several commissioners proposed a “form‑based light” approach or a concise code‑adjacent tool to avoid overly prescriptive language while setting clear expectations for massing and streetscape interaction.
Staff said the project would likely require several months of public outreach and could extend into late 2026 depending on scope, but that a focused scope could allow meaningful change in a shorter timeframe. The commission offered a list of priorities for staff to take to other boards and to incorporate into the scope for the master plan.
What happens next: staff will continue outreach with boards and commissions, refine the scope, and return a more detailed timeline and public engagement plan to the commission for review; public meetings for Virginia Village were also announced in coming weeks.
