The River Road - Santa Clara Urban Facilities Plan serves as the applicable adopted refinement <br />plan for the area included in this project. The property is located within the River Road/Wilkes <br />subarea. The following refinement plan policies apply to this request: <br />Commercial and Industrial Land Use - Policy 1.0 <br />o Maintain and enhance the compatibility of adjacent land uses through the use of <br />appropriate buffering mechanisms, such as landscaping standards. <br />The applicant is proposing to display moving trailers and trucks outdoors within the existing <br />parking lot. To mitigate compatibility concerns, the applicant is proposing additional tree <br />plantings along the property's eastern and southern borders. That said, staff believes <br />additional mitigation beyond the tree plantings is necessary to maintain or enhance <br />compatibility between the subject property and adjacent homes. A recommended condition of <br />approval to address this issue is further detailed below under criterion EC 9.8090(2)(b). <br />r Commercial and Industrial Land Use -Policy 7.0 <br />o Ensure compatibility between neighborhood commercial development and the <br />surrounding residential area by identifying and applying siting and development <br />standards. <br />The proposal is consistent with this policy as the existing structure was approved through a Site <br />Review process. Through this process, siting and development standards were applied to <br />increase compatibility between the building and the surrounding residential neighborhood. <br />Based on these findings, EC 9.8090(1) is met. <br />EC 9.8090(2): The location, size, design, and operating characteristics of the proposal <br />are reasonably compatible with and have minimal impact on the livability or <br />appropriate development of surrounding property, as they relate to the following <br />factors: <br />a) The proposed building(s) mass and scale are physically suitable for the type and <br />density of use being proposed. <br />This criterion does not apply as no new building is proposed (the existing structure on the <br />property was approved under the 2005 Site Review for Ray's Food Place, SR 05-4). However, it <br />should be mentioned that the applicant proposes to convert an existing architectural feature on <br />the southern facade (the "arches") into storage units. This alteration will not significantly <br />increase the mass or scale of the building. This criterion is met. <br />b) The proposed structures, parking lots, outdoor use areas or other site <br />improvements which could cause substantial off-site impacts such as noise, glare <br />Hearings Official Decision (CU 16-1; SR 16-2) 4 <br />230