Planning Commission begins zoning map cleanup and procedural code updates; study sessions scheduled

Deputy Director Gates presented a zoning map cleanup study session on Feb. 4, explaining that implementation of the 2024 comprehensive plan and overlay additions revealed map errors where mixed‑use overlays lacked corresponding underlying uses or vice versa.

Gates highlighted four map areas for correction (Brickyard Road/Queens Gate, Midtown, Queensborough/Brentwood/Crystal Springs, and Canyon Park) and said staff will return in a few weeks with a full draft map and public‑notice plan. Gates emphasized this work is a 'cleanup' to align maps with the comprehensive plan, not a rezone, and that the city will follow standard notice requirements including a 60‑day comment period and SEPA register postings.

On procedural code updates, Gates described proposed clarifications to Titles 11 and 12 that would streamline public notice language (removing optional standards that confuse applicants), update site plan review thresholds to match SEPA threshold changes, and consider moving site‑specific rezone final recommendations to a hearing examiner (Type 4a) to improve predictability while maintaining council final authority to adopt an ordinance.

Commissioners asked about how residential zones are selected for fixes (surrounding area and lot sizes), how the city will communicate changes to property owners and the public (GIS map layers, mailing property owners, SEPA notice), and whether procedural streamlining could reduce public participation. Gates said staff will return with more detail, confirm statutory authorities, and ensure public engagement is not sacrificed.

Next steps: Staff will prepare corrected draft maps, post notices and SEPA materials, return to the Commission for study sessions and public hearings as required, and bring ordinance adoption forward in the first half of the year.