The council continued a months‑long review of potential zoning changes for the Juanita Business District (JBD‑4), which includes the Goodwill and Michael retail parcels. Staff presented two approaches: the planning commission’s recommended code (higher base heights in return for strong public benefits and detailed design standards) and a city‑manager‑initiated “base neighborhood center” model that would allow 60 feet (about five stories) by right and reserve any additional height or other concessions for later negotiation via an incentive program or a development agreement.

Why this matters: The two parcels have been the subject of a multi‑year comprehensive‑plan and rezoning discussion. Property owners and proponents argued the planning‑commission approach was achievable and the result of extensive public outreach; critics and some council members said the commission’s rules — especially maximum heights, inclusionary‑housing formulas and design requirements — were too prescriptive and raised feasibility concerns that could stall near‑term development.

Council direction and timeline: Council members were divided but generally agreed not to restart the entire process. Staff proposed returning Nov. 18 with a clear packet that would present the planning commission’s recommendation plus a discrete set of council amendments (if any are requested), along with a requested amendment submission schedule. Several council members asked for a firm amendment deadline between Nov. 18 and the Dec. 9 vote so the public and applicants could respond to changes in an orderly way. Staff will prepare a short timetable for November and December work leading to a Dec. 9 action meeting.

Key issues: Council members repeatedly raised three cross‑cutting concerns: (1) creating policy and precedent for neighborhood centers across the city; (2) achieving neighborhood‑serving retail and public benefits in tandem with housing; and (3) avoiding a drawn‑out negotiating process that keeps parcels undeveloped for years. Some members supported the manager’s base zoning as a compromise to unlock development capacity now and negotiate public benefits later; others preferred to adopt the planning commission‑recommended code with targeted amendments to guarantee desired outcomes.

Next steps: Staff will come back with the planning commission recommendation (again) and a proposed schedule for council amendments and a Dec. 9 adoption vote. Council asked staff to craft an amendment and packet timetable so councilors, applicants and the public have adequate review time.