Disposition Summary

Approve the GC (General Commercial) 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 GC (General Commercial) 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. Between 2011 and 2016, a $33-million capital improvement project was completed to widen Western Avenue from Copper Kettle Street to Schaad Road, expanding it from a two-lane road to a five-lane road with sidewalks. The Northwest City Sector Plan was adopted in 2015 while the project was ongoing and recommended a mix of general commercial, neighborhood commercial, medium-density residential, and office uses along this 3.9-mile segment.
2. The subject property is located at the border of the MDR and GC classifications, and extending the commercial classification generally supports the sector plan's goal to develop this corridor with a variety of medium- to high-intensity uses. This is further supported by a transit route along this segment, which was not in place when the plan was adopted.

AN OBVIOUS OR SIGNIFICANT ERROR OR OMISSION IN THE PLAN:
1. There are no apparent errors or omissions in the Central City Sector Plan with regard to the subject property. However, as mentioned above, the proposed plan amendment to the GC land use will be an extension of this classification from the east.

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. This segment of Western Avenue primarily includes commercial developments and forested vacant lands. No residential developments have occurred within the immediate MDR classification since the most recent adoption of the sector plan. Approval of the GC classification will be consistent with the commercial character of this corridor.