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Commission approves mixed package of B‑3 zoning changes after debate over conditional uses and purpose language
Summary
The commission recommended Assembly approval of amendments to B‑3 zoning to encourage housing and alter allowable uses, approving a motion that made self‑storage conditional but removed a proposed conditional requirement for large parking lots after amendment; commissioners debated whether to keep 'shall' language guaranteeing multimodal facilities or use aspirational 'encourage' language.
The Planning and Zoning Commission on July 13 recommended Assembly approval of major amendments to the B‑3 (general business) zoning district intended to promote housing and discourage car‑centered development, while also approving a companion ordinance to allow shophouse‑style housing.
Staff described two linked proposals: AO 2025‑63 (case 2026‑0034), which would make certain uses (self‑storage, storage yards and large parking lots) conditional rather than permitted, and AO 2026‑0035 (case 2026‑0035), which would simplify the mixed‑use definition and explicitly allow a broader range of housing types, including shophouse concepts and relocatable dwelling units, in B‑3.
Much of the commission’s debate centered on the B‑3 purpose statement, specifically whether the phrase "shall provide for safe and convenient personal mobility in all forms" should be softened to "encourage" multimodal access. Some commissioners argued that removing firm "shall" language could weaken guarantees for pedestrian, bicycle and transit facilities; staff and the director said implementation specifics are better placed in locational standards, the Official Streets & Highways Plan, or the design criteria manual rather than in a purpose statement where mandatory language can create legal complications.
On the substance of the uses, Commissioner Polis moved to recommend approval of AO 2025‑63 to make self‑storage and related uses conditional; during debate Commissioner Krishna moved to amend the proposal to omit converting parking lots/structures of 50+ spaces to conditional status. That amendment was seconded and carried. After the amendment, the commission voted to recommend the ordinance to the Assembly as amended.
Separately, the companion ordinance to permit shophouses and allow all forms of housing in B‑3 (case 2026‑0035) was moved by Commissioner Ron; staff and Director Babb explained the change would allow single‑family and other housing types to be developed in B‑3 where the land‑use plan supports it. The commission directed staff to correct a dimensional table in section 3 of the AO and recommended the Assembly approve the shophouse ordinance.
Commissioners expressed a mix of support and concern: supporters said the conditional‑use process would allow contextual review and protect urban character; opponents warned that conditional processes can delay projects, imposing a 3–6 month extra review that may deter development in short construction seasons. Staff said existing nonconforming rights and a 50%‑value trigger for significant rebuilds limit inadvertent loss of existing uses.
