Permanent Ordinance for the Neighborhood Centers and Hubs(NCH) Mixed Use Zone was adopted by the City Council on August 19, 2025.
Click here to view the adopted NCH code.
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In 2024, the City updated its Comprehensive Plan and adopted a growth strategy that focuses future investment in key commercial and multifamily areas designated as Neighborhood Centers and Hubs (NCH). These areas are shown in fig. 2.5 of the Comprehensive Plan.
To maintain compliance with state law, the City Council adopted an interim ordinance on January 14, 2025 establishing NCH zoning and basic standards while permanent regulations are developed.
Since adoption, staff and the Planning Board prepared a draft permanent ordinance consistent with the NCH vision-mixed-use, walkable neighborhoods, and high-quality multifamily and mixed-use development. The Planning Board made their recommendation to City Council on July 9.
Click here to view the Planning Board Recommendation
The draft permanent standards recommended by the Planning Board aim to support vibrant, inclusive neighborhoods by enhancing the streetscape, promoting active ground-floor uses, and improving access to open space and amenities. These standards are designed to support local businesses, encourage housing diversity, and create pedestrian-friendly environments. Specific design standards that enhance street level activity are also being considered.
Since the City began work on the permanent NCH mixed use code, several opportunities were provided for community input through open houses, webinars, and neighborhood Walk and Talks. Public feedback helped shape the draft code, addressing key concerns such as allowing single-family remodels/rebuilds, renovations, and expansions; regulating development on steep slopes in Westgate; and ensuring appropriate transitions adjacent to low-density residential zones. Other community concerns regarding excluding areas from the NCH Mixed-Use designation to prevent mixed-use or multifamily developments require modification to the Comprehensive Plan, which will be discussed later this year.
The primary goal of the permanent zoning code was to align development regulations with the vision and goals for the NCH areas-supporting a mix of uses, walkable neighborhoods, and high-quality multifamily and mixed-use development.
The permanent ordinance includes the following key components:
- Overlays: Targeted overlay areas establish specific standards based on building height, commercial activity, and neighborhood character to sustain and support local businesses.
- Site and Building Design Standards: These standards promote cohesive and functional development through clear requirements for building orientation, pedestrian connectivity, and integration with public amenity spaces. They also encourage through-block connections and well-designed pedestrian areas with elements such as benches, street trees, planters, and lighting to improve safety and comfort for pedestrians.
- Building Massing and Frontage Requirements: In response to community concerns, design standards include horizontal and vertical articulation standards to reduce the massing and volume of the buildings and create human-scale development. Active frontage standards and frontage types are included to support pedestrian-oriented, vibrant streetscapes.
- Open Space and Amenity Requirements: Standards for both public and private amenity spaces ensure new development enhances neighborhood livability, supports recreation and social interaction, and contributes to the public realm. These provisions help integrate gathering spaces and placemaking into neighborhood centers and hubs.
- Bonus Floor Incentives: Developments may gain up to one additional floor by providing qualifying public amenities such as plazas, indoor community rooms, or other accessible community-oriented spaces.
The proposed permanent ordinance was adopted by the City council after having discussions with the staff during July and August. minor revisions were made to the draft permanent ordinance addressing the questions and concerns of the Council members.
The final ordinance was adopted on August 19th.