Disposition Summary

Approve the SWMUD II (South Waterfront Mixed Use District Type 2) land use classification because it is consistent with surrounding development and aligns land use plans. The HP (Hillside Protection) area would be retained.

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Staff Recommendation

Approve the SWMUD II (South Waterfront Mixed Use District Type 2) land use classification because it is consistent with surrounding development and aligns land use plans. The HP (Hillside Protection) area would be retained.

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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 Project is currently under construction. It will provide a new intersection roundabout, a railroad crossing, and drainage and streetscape improvements. This will be paired 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 are currently not aligned on this property. Most of the subject property is designated as MU-SD, SC-2, which is a Mixed-Use Special District for a "Potential Addition to the South Waterfront District," and two of the lots are designated as LDR (Low Density Residential). The One Year Plan classification for the entire property is SWMUD II, which is a more contemporary classification for the expansion of South Waterfront development. The requested sector plan amendment will correct this misalignment.

CHANGES IN GOVERNMENT POLICY, SUCH AS A DECISION TO CONCENTRATE DEVELOPMENT IN CERTAIN AREAS:
1. The SWMUD II land use classification reflects the City's decision to accommodate more intensive development in the South Waterfront community commensurate with infrastructure improvements and growing amenities.

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 consistent with the South Waterfront Vision Plan over specific uses.