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17.TheNeighborhoodCommercialC1node,asdepictedontheWillakenzieLand <br />UseDiagram,shallfrontonAyresRoadandshallbeseparatedfromGilham <br />Roadbymediumdensityresidentialdevelopment. <br />SincetheWillakenzieAreaPlantextisbeingamended,compliancewithEC9.8865(1)(b)is <br />addressedbelow. <br />IrvingRd/Eagles: <br />NotextamendmentsarenecessarytotheRiverRoadSantaClaraUrbanFacilitiesPlan; <br />thereforethelandusediagramandthesubareak.NorthwestExpresswaydiagramwillbe <br />automaticallyupdatedfromparksandopenspacetolowdensityresidentialuponapprovalof <br />theMetroPlanlandusediagramamendment. <br />EC9.8424requiresthatrefinementplanamendmentsmeetthefollowingapprovalcriteria(listedin <br />boldanditalic).Findingsareprovidedbelowwithrespecttoeachoftheapplicablecriteriaforthe <br />CrowRdStudyAreaandGilhamRoadrefinementplandiagramandtextamendments. <br />(1)Therefinementplanamendmentisconsistentwithallofthefollowing: <br />(a)Statewideplanninggoals. <br />(b)ApplicableprovisionsoftheMetroPlan. <br />ThefindingsdemonstratingcompliancewithEC9.7730(3)aboveregardingcompliancewiththe <br />StatewideplanninggoalsandtheapplicableprovisionsoftheMetroPlanareincorporatedhereinby <br />reference.AdditionalapplicableMetroPlanpoliciesareaddressedasfollows: <br />A.ResidentialLandUseandHousingElement <br />DesignandMixedUsePolicies <br />A.24Consideradoptingormodifyinglocalzoninganddevelopmentregulationstoprovidea <br />discretionarydesignreviewprocessorclearandobjectivedesignstandards,inorderto <br />addressissuesofcompatibility,aesthetics,openspaceandothercommunityconcerns. <br />CrowRdStudyArea: <br />Consistentwiththispolicy,theproposedtextamendmentsdirectstafftofurtherconsider, <br />andifwarranteddevelop,developmentregulationsthataddressopenspace(e.g.clustered <br />housing,largelots,treepreservation)andaesthetics(e.g.buildingdesign,streetstandards) <br />andothercommunityconcerns(e.g.safetyandcirculationimprovements). <br />C.EnvironmentalResourcesElement <br />OpenSpace(Goal5) <br />C.21Whenplanningforandregulatingdevelopment,localgovernmentsshallconsiderthe <br />needforprotectionofopenspaces,includingthosecharacterizedbysignificant <br />Findings22 <br />