Downtown Review Board Meeting – March 3, 2026

The Downtown Review Board (DRB) met on March 3, 2026, at 9:00 AM in the Regional Development Center. The board considered a single major agenda item: the Elevate Downtown Plan, an update to the 2016 Experience Downtown Plan. After a detailed presentation, extensive discussion, and no public comment, the board voted unanimously to recommend approval to City Council. The meeting also included staff updates on recent and upcoming projects.

Communications

• Ryan Tefertiller, Urban Planning Manager, reported that the DRB had not met since November 2025 due to a lack of major applications, but staff remained busy with administrative reviews and smaller permits.
• He noted that the 2025 DRB Annual Report had been circulated after the February meeting was canceled.
• The Palmer High School project, which received a favorable DRB recommendation in November 2025, will go to City Council on March 10, 2026, following a favorable Planning Commission recommendation.
• Staff did not expect items ready for the April 7, 2026 meeting, but the date was reserved in case the Palmer development plan or other applications progressed.
• Tefertiller reiterated that updates to the Downtown Form-Based Code are underway and will be aligned with the Elevate Downtown Plan, with further public engagement and board review in coming months.

Discussion Items: Elevate Downtown Plan (NPLN 26-0001)

• Ryan Tefertiller presented the plan, which had been in development for about a year, involving extensive collaboration between City Planning, the Downtown Development Authority (DDA), the Downtown Partnership, and consultant MIG.
• The plan has two volumes: Volume 1 (Plan of Development) supports the DDA’s operations and tax-increment financing; Volume 2 is a traditional land use and policy plan covering mobility, economic vitality, public realm, culture, infrastructure, and utilities.
• Community engagement included over 2,000 survey responses, 16 focus groups, five in-person events, and a public review period with 900+ views and 78 comments. Key public priorities included supporting small businesses, safety, homelessness, mobility, arts, density, and a downtown grocery store.
• Chelsea Gondeck (CEO, Downtown Partnership) emphasized that the plan reflects extensive stakeholder input and serves as a roadmap for downtown’s next chapter.
• Chris Lieber (former DDA chair) expressed the DDA board’s strong support, citing robust public engagement and the plan’s value in promoting public-private partnerships and economic growth.
• Elly Schaefer (MIG) provided a detailed overview, including new chapters on economic vitality, community and culture, and infrastructure. The plan consolidates the 2016 plan’s eight goals into five, adds a new vision statement, and addresses building height qualitatively (not recommending restrictions), the creek corridor, safety, housing diversity, and potential boundary expansions.
• Board members asked questions and offered comments. Key points:
  • Board Member Lord asked about height restrictions; Schaefer clarified the plan does not recommend restrictions but provides qualitative guidance.
  • Board Member Friesema inquired about pedestrian-only streets and form-based code sector adjustments; Schaefer noted placemaking streets and downtown alleyways are identified, but no car-free streets are recommended. Tefertiller added that sector designations will be evaluated during the form-based code update.
  • Board Member Sokol praised the plan’s breadth and suggested adding sound mitigation along I-25, expanding parking-minimum exemptions beyond the core, and clarifying language about the Lowell neighborhood’s history.
  • Board Member Mikulas emphasized the value of embracing natural assets and noted that the “unmatched access to nature” goal will require consistent commitment. He also raised safety concerns along the creek corridor and the need for trail-oriented design.
  • Several members (Lord, Friesema, Mikulas, Sokol) expressed interest in evaluating future expansion of downtown boundaries and ensuring predictable criteria for such adjustments.
  • Board Member Luciano echoed the desire for more discussion on boundary expansion and housing diversity, including affordable homeownership opportunities.
• No public comments were offered in support or opposition.

Key Outcomes

• Motion by Board Member Friesema, seconded by Board Member Sokol, to recommend approval to City Council of the Elevate Downtown Plan (NPLN 26-0001).
• The motion passed by a vote of 8-0-0-1 (8 ayes, 0 nays, 0 abstentions, 1 absent – Board Member Hensler).
• The board’s recommendation and comments will be forwarded to the Planning Commission and City Council for further consideration.