required to comply with Traffic Impact Analysis (TIA) provisions. The addition of the /SR overlay <br />will address compatibility with surrounding properties. To the extent that this policy can be <br />addressed as part of the zone change, future development will need to meet Site Review and TIA <br />standards when applicable, which will address buffering and traffic for the development site. <br />Commercial and Industrial Land Use Policy 5.0 (page 2-18) states: <br />5.0 Minimize impacts of new commercial development intended to consolidate and improve <br />existing strip commercial areas along River Road by requiring development standards. <br />Any future development would be subject to all applicable commercial development standards. <br />The development of vacant areas included in this zone change and/or redevelopment of the <br />existing buildings will need to meet all required development standards which could include <br />criteria applied through the site review process. <br />Commercial and Industrial Land Use Policies 6.0 and 7.0 are not applicable to this application; <br />since they address neighborhood commercial developments; not a proposed rezoning to C-2, <br />Community Commercial, as is proposed in this application. <br />The proposed zone change is consistent with the River Road Santa Clara Urban Facilities Plan. the <br />applicable refinement plan. <br />EC 9.8865131: The uses and density that will be allowed by the proposed zoning in the <br />location of the proposed change can be served through the orderly extension of key <br />urban facilities and services. <br />Key urban facilities and services are defined in the Metro Plan as: wastewater service, stormwater <br />service, transportation, water service, fire and emergency medical services, police protection, City- <br />wide parks and recreation programs, electric service, land use controls, communication facilities, <br />and public schools on a district-wide basis (see Metro Plan page V-3). As confirmed by referral <br />comments from Public Works staff and determined at the time of the annexation (see City file A <br />11-1), the minimum level of key urban facilities and services are currently available. <br />An 8-inch public wastewater line is within River Road, adjacent to this site. Sewer, connection <br />records (#48100) indicate a connection to the public system within River Road. There are public <br />stormwater lines within River Road, owned and maintained by the City in this location. As an <br />informational item, future development of the property may require the applicant to submit a <br />feasible stormwater proposal and demonstrate that all applicable stormwater management <br />standards have been met, including establishing capacity of the receiving system, pre-treating <br />impervious areas prior to discharge, and possibly oil and source controls, depending on proposed <br />development. <br />For transportation purposes, the properties will most likely take access from the existing driveway <br />connection to River Road. This segment of River Road is a major arterial with an existing right-of- <br />Hearings Official Decision (Z 11-5) <br />378