To be heard December 11, 2025Agenda Item No. 9

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Staff Recommendation

Approve the SWMUD II (South Waterfront Mixed Use District Type 2) land use classification because it aligns the South City Sector Plan and the One Year Plan.

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PURSUANT TO THE GENERAL PLAN, PLANNING FRAMEWORK CHAPTER, THE PLANNING COMMISSION RESERVES THE AUTHORITY TO RECOMMEND LAND USE PLAN CHANGES BASED ON SUBSTANTIALLY CHANGED CONDITIONS. SUBSTANTIALLY CHANGED CONDITIONS INCLUDE (may meet any of these):

INTRODUCTION OF SIGNIFICANT NEW ROADS OR UTILITIES THAT WERE NOT ANTICIPATED IN THE PLAN AND MAKE DEVELOPMENT MORE FEASIBLE:
1. The Sevier Avenue Roadway capital improvement project is currently under construction 400 feet from the subject property. This work will provide a new intersection roundabout with Island Home Avenue, a railroad/greenway crossing, and drainage and streetscape improvements. This work is coinciding with the Sevier Avenue Utility Conduit & Duct Bank Project to transition overhead utilities underground. These capital improvements will benefit the South Waterfront area, which includes the subject property.
2. These major public infrastructure projects support the requested SWMUD II (South Waterfront Mixed Use Special District Type 2) land use classification, which is intended to allow a diverse range of uses and development intensities as an extension of the South Waterfront Form-Based Code (Article 7.1).

AN OBVIOUS OR SIGNIFICANT ERROR OR OMISSION IN THE PLAN:
1. The South City Sector Plan and the One Year Plan maps are currently misaligned around the subject property. In the annually-updated One Year Plan, the subject property already has the requested SWMUD II designation. It is a more contemporary land use category created to extend consideration of mixed-use development from the form-based code within the SWMUD I (South Waterfront Mixed Use District Type 1) land use classification. The area of SWMUD II in the One Year Plan corresponds to the outer boundaries of the adopted South Waterfront Vision Plan, which includes the subject property. The South City Sector Plan could have been updated better reflect the boundaries and intent of the South Waterfront Vision Plan, and the requested plan amendment corrects this inconsistency on the subject property.

CHANGES IN GOVERNMENT POLICY, SUCH AS A DECISION TO CONCENTRATE DEVELOPMENT IN CERTAIN AREAS.
1. Though it is not a recent change in policy, the creation of the SWMUD II land use classification in the One Year Plan reflects the City's decision to consider a wider mix of uses and zoning districts where infrastructure improvments and growing amenities enable it.

TRENDS IN DEVELOPMENT, POPULATION OR TRAFFIC THAT WARRANT RECONSIDERATION OF THE ORIGINAL PLAN PROPOSAL:
1. The South Waterfront community is one of the fastest developing areas of the City. This is due in part to the form-based code, which emphasizes building design and mixed-use pedestrian orientation. This approach is consistent with the South Waterfront Vision Plan, which includes the subject property in its boundaries.