Draft BVCP land‑use framework would simplify designations, add greenways and civic hubs; council debates university label and WUI risks

City planners presented a proposed future land‑use framework on Dec. 11 that reduces the number of categories, introduces a new greenways designation and civic hubs, and aims to make the plan more navigable and adaptable at a neighborhood scale. Tess Shorn, planner on the project team, said the draft map will be developed through layered analysis of existing land use, transit corridors, floodplains and wildland‑urban interface constraints.

"The map is meant to describe a desired future vision for the community," Tess Shorn said. Staff emphasized the map does not automatically rezone properties; it is an aspirational guide to inform future zoning choices, implementation tools and site review decisions.

The presentation also proposed allowing more organic, small‑scale neighborhood commercial activity and broader opportunities for mixed‑density housing across neighborhoods. Staff plans an interactive online map in March so community members can compare the existing land‑use designations with the proposed framework and see parcel‑level implications.

Councilors and planning board members raised several technical and policy concerns. Some questioned why the university was singled out as its own land‑use category; staff said the designation reflects the university’s sovereign status and the distinct relationship the city has with that land. Others urged staff to avoid creating a map that simply mirrors current conditions and to be explicit about where and how change is expected.

Public‑safety considerations also surfaced: members asked that the city coordinate with emergency management before changing density in WUI‑adjacent areas and to analyze evacuation capacity and resource impacts. Several speakers urged staff to show mobility layers (arterials, transit corridors, multiuse paths) and to be explicit about where neighborhood‑scale green space or shared open space is expected.

Staff outlined next steps: evaluating community change requests, a January public hearing on planning reserve (Area 3) step‑2 assessment, and a March release of the draft BVCP with an interactive map for neighborhood‑level review. Final adoption hearings are anticipated in mid‑2025.