1.0 Maintain and enhance the compatibility of adjacent land uses through the use of <br />appropriate buffering mechanisms, such as landscaping standards. <br />2.0 Require site plan reviews for all new commercial and industrial developments. <br />The applicant asserts that no new commercial development is proposed as part of this application, <br />therefore the application of the site review overlay is not required. While no new development is <br />proposed as part of the zone change, the portion of the site closest to the low-density residences <br />to the east is currently vacant. The addition of the /SR overlay will ensure that site review will be <br />required for new development and future redevelopment, if triggered by the code. As an <br />informational item, current code requires site review for new development of vacant sites <br />excluding the expansion of parking areas) and expansion of 20 percent or more of the total <br />existing building square footage on the development site (see site review applicability provisions <br />at EC 9.8430). Application of the /SR overlay is also necessary as part of the zone change request, <br />as the last reasonable opportunity to ensure consistency with the refinement plan policies prior to <br />future development. <br />As noted previously, the addition of the /SR overlay is also consistent with prior zone change <br />approvals for commercial properties. in the River Road-Santa Clara area subject to these same <br />RRSC policies. With addition of the /SR overlay, the proposal is consistent with these policies. <br />Commercial and Industrial Land Use Policy 3.0 (page 2-18) states: <br />3.0 Prohibit the linear expansion of existing strip commercial areas fronting on River Road. <br />Existing strip commercial development may expand by infilling, redevelopment, or <br />expansion onto contiguous property that does not front on River Road. <br />The applicant notes thatthe proposal does not result in the expansion of strip commercial areas <br />on River Road since it is already zoned C-1 Neighborhood Commercial. Tax Lot 7800 which fronts <br />on River Road is zoned C-1 and is currently developed with a commercial building fronting on River <br />Road. This zone change will expand the range and intensity of commercial uses permitted, but is <br />not expanding the existing strip commercial area fronting River Road to the north or south. Any <br />future development will be by infilling, redevelopment or expansion onto contiguous property (i.e. <br />the vacant, easterly subject parcel), consistent with this policy. The other property involved in the <br />zone change, Tax Lot 7701 is also zoned C-1 and does not front on River Road. Thus, the proposed <br />rezoning does not involve any linear expansion of an existing strip commercial area along River <br />Road as prohibited by this policy. <br />Commercial and Industrial Land Use Policy 4.0 (page 2-18) states: <br />4.0 Provide for buffering and traffic control for existing development that.fronts River Road <br />to minimize conflicts with surrounding residential development.) <br />Future development and any proposed use generating over 100 peak hour trips would further be <br />Hearings Official Decision (Z 11-5) 6 <br />377