10 Dec How Mixed-Use Developments Adapt to Small-Town Zoning Challenges

Mixed-use projects are showing up in more small towns than ever. These buildings combine housing with commercial space, which can bring new life to main streets and community centers. But planning them isn’t simple. Zoning challenges often get in the way, especially where local codes are still based on one-use development patterns.

That’s where early planning with a skilled mixed-use building contractor really matters. It’s about working with plans and permits and understanding how small communities work while adjusting the design process to match their pace, preferences, and expectations.

Zoning takes time, and every decision made at the start shapes how smooth construction will be down the road. Here’s how we approach it in a way that keeps projects moving while respecting the towns we build in. McCormack Construction Company has delivered commercial projects across Eastern Oregon since 1937, so our team is used to aligning design and construction with community expectations from the first planning meeting.

Understanding Small-Town Zoning Rules

Zoning laws in many smaller towns weren’t written with mixed-use spaces in mind. Some date back decades and still reflect the idea that homes belong in one area, businesses in another. If no one has updated those rules recently, that can cause slowdowns.

We usually come across the same three hurdles during early planning:

• Parking rules that don’t fit modern building goals
• Restrictions on building height, square footage, or signage
• Land-use codes that only allow one type of function per property

None of these stop a mixed-use project completely, but they do add steps. We often spend time upfront working with town planning staff to confirm how current codes apply. In some cases, a zoning variance is required, which means extra approvals or public hearings. That’s where clear communication makes a real difference.

We’ve learned that zoning doesn’t just happen across a desk. It takes back and forth, drawings, explanations, and sometimes compromise. And that’s okay. We expect it and plan for it before the first shovel hits the ground.

Designing to Fit the Local Setting

Every small town has its own personality. Even buildings on the same block might follow their own rhythm when it comes to how tall they sit, what materials they use, or where the front doors face. That all shapes how new buildings are welcomed or resisted.

We’ve found success sticking to a few clear basics:

• Match the texture and tone of nearby buildings using familiar materials
• Keep building height and shape in line with what’s around it
• Make sure entrances and signage feel like a natural extension of the community

People notice when a new development feels “off.” That can lead to delays or tougher conversations during public reviews. Flexible design choices help things move. They show we’ve listened and understand what the town cares about. Our portfolio includes hospitals, healthcare centers, retail centers, educational centers, and other commercial buildings, so we are familiar with how different uses affect parking, access, and code reviews in smaller communities.

We look at each building like a guest on a block. How will it sit alongside what’s already there? That question helps guide decisions before final plans even go to the zoning board.

Working Through Permit and Approval Timelines

Working in a smaller town means adjusting to how things move. Staff may only meet weekly or monthly. Town council votes usually follow a fixed schedule. If there’s a need for public comment or a planning commission review, that can stretch timelines further.

We don’t try to rush that. We time our planning process around it. Early on, we build extra weeks or even months into our construction schedule to account for:

• Application review time and response windows
• Meetings that only occur once a month
• The possibility of needing revisions after feedback

Missing a meeting window can push a project back four weeks or more. That’s why we line up permits, drawings, and public documents early, with space for review.

Having experience with local permitting processes can keep things from slipping. We’ve seen firsthand how a missed check-box or unclear drawing can cost valuable time. A thoughtful approach early in planning keeps decision dates visible and progress steady.

Keeping Community Goals in Focus

Most small towns face a familiar challenge: they want to grow but still hold on to what makes them unique. Mixed-use projects can support that balance, but only if they meet local needs. That’s more than zoning rules, it’s about trust.

We’ve learned to slow down and listen early. Often, we find that towns want a mix of:

• Places for people to live near where they work or shop
• Walkable layouts that add to pedestrian traffic, not parking pressure
• Businesses that serve the neighborhood, not pull it away from its main street

These goals are rarely written into code, but they still matter. Projects that consider them upfront tend to face less resistance and build stronger local support.

Clear, open conversations help us see what matters to each town. We share sketches, take in feedback, and keep channels open as plans come together. It’s not just about getting a permit, it’s about getting buy-in from the people who will live, work, and visit the space once it’s finished.

Built for What’s Next

When a mixed-use project fits its setting, follows local steps, and connects with real community needs, it tends to move forward without friction. We’ve seen how early planning, patient pacing, and steady communication make the difference.

As mixed-use projects multiply in smaller towns, building trust matters as much as pouring concrete. It starts with a shared understanding of what the town wants next, not just what zoning allows now.

We take pride in getting things right the first time. That means designing thoughtfully, staying in-step with town processes, and never losing sight of why these projects matter in the first place. With good teamwork and a steady plan, mixed-use development can offer lasting good for the communities we serve.

At McCormack Construction Company, we know a steady process matters when bringing mixed-use projects to life, especially in smaller communities. From early planning to zoning board approvals, success often comes down to patience, experience, and a clear project path. If you’re looking for a trusted partner with the right approach, our work as a mixed-use building contractor is guided by over 80 years of steady hands and local insight. We’re always here to listen and help you take the next step with confidence. Give us a call to start the conversation.