***Any new building with any combination of commercial and residential uses must comply <br />with C-2 maximum front yard setbacks and standards related to building orientation, <br />entrance orientation, landscaping, and vehicle use areas unless granted an adjustment. <br />Future Development Compatibility <br />Staff understand that much of the testimony concerns the potential for incompatible <br />development with respect to future building bulk and off-site impacts, but also hear the <br />preference to sustain diverse yet compatible land uses that define the Whiteaker neighborhood <br />character. Staff acknowledge the potential for conflicts between potentially incompatible land <br />uses and understand this valid concern. The Whiteaker Neighborhood Plan also recognized the <br />potential for conflict. To mitigate land use conflicts, the refinement plan applies the /SR Site <br />Review Overlay to areas designated with mixed use zoning. <br />In this case, the /SR Site Review Overlay Zone will supplement the base zoning, providing <br />additional review and opportunity for public input on any significant level of new development <br />on the subject site. The /SR Site Review overlay zone is intended to achieve both of the <br />following: (1) maintain or improve the character, integrity, and harmonious development of an <br />area and (2) provide a safe, stable, efficient, and attractive on-site environment. A development <br />which triggers a Site Review application is reviewed by staff and requires public notice with <br />opportunity for appeal of the Planning Director's decision. <br />Further, a more specific Traffic Impact Analysis may also be required in the event of any <br />significant new development or to otherwise modify or lift the proposed trip cap resulting from <br />approval of the proposed plan amendment and zone change. <br />Retention of characterizing industrial uses is evaluated further in the preliminary findings under <br />Statewide Planning Goal 9: Economic Development. Goal 9 requires that the City provide for at <br />least an adequate supply of sites of suitable size, types, locations, and service level for a variety <br />of industrial and commercial uses consistent with Metro Plan policies. As evaluated in those <br />findings, this change will not impact the City's adopted inventory of vacant/developable <br />industrial land and the change to a mixed-use zone will not eliminate permitted industrial uses. <br />Further, staff find no goals or policies in the Whiteaker Neighborhood Plan requiring retention <br />of the existing 1-2 zoning. In fact, much of the S-W zone consists of former industrial land. That <br />much of the historically industrial parcels were previously re-designated suggests the <br />refinement plan supports mixed uses in former light-medium industrial areas. <br />Public Involvement <br />Staff received written testimony from Fred Tepfer critical of the public noticing provided ahead <br />of the public hearing. Tepfer also identifies errors in the Planning Commission Agenda Item <br />Summary (dated January 26, 2021), specifically regarding Attachment C: Summary Comparison <br />of Allowed Uses. <br />With respect to Attachment C: Summary Comparison of Allowed Uses, staff acknowledge that <br />inadvertent errors occurred during transcription of the two zone's use tables. Staff regret the <br />error. The applicant has provided a summary comparison table in their supplemental materials <br />