Disposition Summary

Approve the TDR (Traditional Neighborhood Residential) land use classification because it is compatible with the surrounding development and is an extension of this classification. The HP (Hillside Protection) designation would be retained.

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Staff Recommendation

Approve the TDR (Traditional Neighborhood Residential) land use classification because it is compatible with the surrounding development and is an extension of this classification. The HP (Hillside Protection) designation 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. Although the subject parcel is located on a narrow local street, it is only 0.55 miles from Western Avenue. Between 2018 and 2020, Western Avenue to the east was widened from a two-lane street with no sidewalks to a five-lane multimodal street, and nearby intersections at Keith Avenue and Sterchi Street were realigned to ensure a safer connection to the major arterial street.

AN OBVIOUS OR SIGNIFICANT ERROR OR OMISSION IN THE PLAN:
1. The subject parcel is situated at the edge of a steep slope and is 25 to 40 feet higher than the adjacent nonresidential properties with the LI classification. The TDR land use will be an extension of this classification from the east and south sides and is more suitable at this location next to residential uses.

CHANGES IN GOVERNMENT POLICY, SUCH AS A DECISION TO CONCENTRATE DEVELOPMENT IN CERTAIN AREAS.
1. There are no known changes in government policy pertaining to this area.

TRENDS IN DEVELOPMENT, POPULATION OR TRAFFIC THAT WARRANT RECONSIDERATION OF THE ORIGINAL PLAN PROPOSAL:
1. Development trends in this area include minor infill developments and a small house community to the southeast of the subject parcel constructed between 2018-20. While these changes alone do not warrant a reconsideration of the original plan proposal, retaining the LI classification here could negatively affect neighboring residential properties if the subject property is developed for industrial uses.