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21st Avenue South Community Planning Study

At the District Councilmember’s request in the fall of 2018, the Planning Department is studying and working on possible changes to and refinements of land use policy and a potential Urban Design Overlay along 21st Avenue South from Hillsboro Village to I-440.Participants at 21st Avenue Visioning Workshop

Land use policy guides the Planning Commission’s actions on zone changes and other development requests. Our goal is to ensure that policies affecting the 21st Avenue South area accurately reflect how the members of that community want growth and preservation to happen in the future, with any significant changes guided by community input and discussion.

An Urban Design Overlay, or UDO, is a zoning tool that requires specific design standards for development in a designated area. A UDO is used to either protect the pre-existing character of the area or to create a character that would not be ensured by the development standards in the base zoning district. UDOs overlay the current base zoning and allow for development standards above and beyond those in the base zoning.

The Planning team's work balances various stakeholder interests with sound planning principles to create policies, plans, and design guidance to shape future property entitlements.

Next Steps

Planners will continue to work on and refine materials from charrette week as well as create supplemental materials. Planners will be working with the project Steering Committee as draft materials are created.

Read the Community Assessment which provides background information regarding the study area.

Please review the materials below from the Work-in-Progress session. If you have thoughts or comments, please email

As additional community meetings are scheduled, more details will be posted on this page.

Charrette Week

Metro planners held a series of public meetings and discussions, or "charrette," in late October, working with local property owners, residents, and business owners to get community input on any possible policy and design changes.

Numerous area stakeholders (property owners, business owners, residents, development professionals, agency representatives, and elected officials) participated in the charrette week meetings and design process.

From the Monday visioning session:

From the Thursday's Work-in-Progress session:

Project Kick-Off

Councilmember Allen hosted a meeting to kick off the process on October 17.

The project manager is Jessica Buechler. For questions, additional information or to share ideas, please email: