The planning commission shall evaluate proposed refinement plan amendments based on the criteria set forth below, and forward a recommendation to the city council. The city council shall decide whether to act on the application. If the city council decides to act, it shall approve, approve with modifications or deny a proposed refinement plan amendment. Approval, or approval with modifications shall be based on compliance with the following criteria:
(1) The refinement plan amendment is consistent with all of the following:
(a) Statewide planning goals.
(b) Applicable provisions of the comprehensive plan.
(c) Remaining portions of the refinement plan.
(2) The refinement plan amendment addresses one or more of the following:
(a) An error in the publication of the refinement plan.
(b) New inventory material which relates to a statewide planning goal.
(c) New or amended community policies.
(d) New or amended provisions in a federal law or regulation, state statute, state regulation, statewide planning goal, or state agency land use plan.
(e) A change of circumstances in a substantial manner that was not anticipated at the time the refinement plan was adopted.