Ordinance No. 20395 - Laserfiche WebLink

Home Browse Search

2.2 Apply the /SR Site Review suffIX to all parcels zoned or designatedfor C-l Neighborhood Commercial or C-2 General Commercial development in the Willakenzie planning area, using the Willakenzie Commercial Siting and Development Guidelines as the review criteria. These guidelines will be used to evaluate commercial development and redevelopment proposals until such time as the City adopts citywide commercial development standards or guidelines. The site currently has the /SR overlay, which the applicant proposes to retain. The Site Review process involves a land use application with public notice and opportunity for appeal, that includes consideration of adopted refinement plan policies in the decision. In addition, new citywide commercial standards have been adopted that also address neighborhood compatibility and other design goals. The proposed amendments and zone change are consistent with Policy 2.2. 5. Site review procedures or special development standards shall be considered for properties which abut or face one another, when the uses permitted on those properties are potentially incompatible. The change from C-l to a C-2 zoning increases the potential for higher intensity commercial uses that may not be compatible with the adjacent neighborhood commercial areas. While the /ND overlay prohibits auto-oriented uses, it does not prevent other, potentially incompatible C-2-type uses. Approval processes such as Site Review or Planned Unit Development procedures can address most design and compatibility issues, such as building locations, bulk and height, pedestrian circulation, and screening. The PUD process further allows the flexibility to adjust development standards (subject to compliance with applicable refinement plan policies and a public hearing process) to better address particular site issues, such as compatibility or, in the case of the applicant's proposal, a reduced Floor Area Ratio. Like many other parcels within the Crescent A venue Nodal Development area, the site currently has the Site Review overlay zone. It does not currently have the Planned Unit Development overlay zone. However, the approved PUD currently in effect for Summer Oaks-Crescent Center was originally initiated by the property owner and, now that a PUD has been approved, any significant change to that approval will require a new PUD. The applicant proposes new policy language that would allow variation from the approved PUD, provided that traffic volumes are limited to a specified number, and that the proposed uses and impacts are reviewed through a PUD process. The PUD process is an appropriate process for reviewing traffic and other impacts in a comprehensive manner. Along with the Site Review Process, the Planned Unit Development review process will help ensure that the that future C-2-type development will be compatible with surrounding development. With these provisions, the requested amendments and zone change are consistent with this policy. 7. Mixed-use developments that combine living, working, and shopping opportunities shall be encouraged in the study area. Mixed use developments can be accommodated in both C-l and C-2 zones currently available throughout the sub-area and the Crescent Avenue Nodal Development area, such as within Crescent Village to the north, the C-l-zoned area along Coburg near Kinney Loop, and along Crescent A venue (2. 72 acres). This policy applies to the broader Coburg-Crescent subarea, and does not specify that mixed uses should be located or encouraged within Summer Oaks- Crescent Village. Nonetheless, a C-2/Community Commercial designation of approximately 4 acres at Summer Oaks-Crescent Center can support mixed use development by allowing a Summer Oaks-Crescent Center - F'indings, S,'ptembcr 17,2007 Pag{> 8 ofl9