How is the Town Center Development District being proposed now (2026) different from what was proposed in 2024?
The urban renewal district proposed in 2024 was based upon a 2023 feasibility study. Feasibility studies ask,
“Given the adopted zoning and certain assumptions about the market and the likelihood of redevelopment to occur within the area, how much development could reasonably occur?”
The 2023 study found some 4,179 housing units could be constructed over 30 years, in addition to new restaurants, shops, offices, hospitality, gathering spaces, and other types of buildings and uses. Voters narrowly rejected the urban renewal district that was proposed based on those assumptions and findings.
Since 2024, a new Mayor and City Council have directed City staff to revisit the assumptions informing the feasibility study, and to take a more conservative approach based on community feedback and input collected in surveys and focus groups. The table below is a small side-by-side comparison of what was assumed in 2024 vs 2026.
| 2024 | 2026 | |
|---|---|---|
| Total Acreage (taxlots) | 145 | 145 |
| Redevelopment Acreage* | 64 | 56 |
| Acreage Unchanged* | 52 | 60 |
| Number of Housing Units* | 4,179 | 2,381 |
| Commercial Square Feet* | 1.57 M | 1.09 M |
| Spending Cap (Maximum Indebtedness) | $181 M | $152 M |
In addition to what is captured in the table above, other reductions to the development assumptions were made in 2026:
- Because the City Council has directed staff to advance an ordinance that would effectively cap the tallest buildings in Town Center at 5-stories, buildings are assumed to be incrementally shorter and less dense. (Reduced Floor Area Ratios - FAR)
- More surface parking was assumed, and multifamily residential units were assumed to be incrementally bigger. These adjustments were made based on input from developers.
The combined effect of these adjustments is what reduced the housing unit forecast down to 2,381, and the commercial space forecast down to 1.09M square feet.
Because less development is forecast, this reduces the financial capacity of the proposed urban renewal district, which is reflected in a lower maximum indebtedness in the 2026 proposal.
How is the 2026 proposed project list different than the 2024 project list?
The 2026 proposed project list is very similar to the project list from 2024. However, in June 2026, in response to community feedback, the City Council directed staff to remove the I-5 Bike/Pedestrian Bridge & Gateway Plaza project from the project list. The City Council also directed staff to specifically add a Food Cart Incentive program in addition to the Small Business Supports program.
