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<br />The proposal does not expand the existing strip commercial areas fronting River <br />Road in a linear manner in that the subject site is not located at either the well <br />defined north or south ends of the strip development, but rather fills a gap within the <br />area. The proposal expands the existing strip development by infilling and <br />redevelopment. (Note: This policy is "permissiveff in that development may expand <br />in various manners including expansion onto contiguous property that does not front <br />on River Road. This policy is not "restrictive", that is, it is not to be construed as <br />meaning that infill, redevelopment and expansion is allowed only on contiguous <br />property that does not front on River Road.) <br /> <br />Minimize impacts of new commercial development intended to consolidate and <br />improve existing strip commercial areas along River Road by requiring development <br />standardr;. (RRSC, CILU Policy 5.0) <br /> <br />The proposal consolidates commercial development by filling the gap in the existing <br />strip commercial area along River Road, and would improve the existing strip <br />commercial by addressing the. Suggested Actions 5.1 for redevelopment \vithin <br />existing commercial areas fronting on River Road, i.e., site plan review, landscape <br />parking, consolidation of access points, and proximity to other commercial uses. <br /> <br />New neighborhood commercial uses shall be located Glvayfrom River Road in <br />locations that facilitate the provision of commercial facilities scaled to a residential <br />area and that allow for dispersal of commercial uses throughout River Road-Santa <br />Clara. (RRSC, CILU Policy 6.0) <br /> <br />To the extent that this policy pertains to the request, the applicant is not proposing <br />that more neighborhood commercial be located along River Road. <br /> <br />Recognize the vital role of neighborhood commercialfacilities in providing services and <br />good'! to a particular neighborhood. (Policy B. 28) <br /> <br />Encourage the expansion or redel'elopment of existing neighborhood commercial facilities <br />as surrounding residential densities increase or as the characteristics of the support <br />population change. (Policy B. 29) <br /> <br />The Santa Clara School stood as a center of neighborhood activity for many years. The proposed <br />amendments will support redevelopment of the site, thereby continuing and expanding that <br />tradition. If the former school grounds were developed under the current low-density residential <br />designation, it would be a retreat from the role this site has played providing vital services to the <br />neighborhood. The City has identified a potential nodal development area that includes this site. <br />When implemented, residential densities will increase and require goods and services that can be <br />provided with approval of the proposed amendments, but 110t with the existing designation. <br /> <br />Concern that reducing the area ofC-1 zoning and increasing C-2 land may result in a more intense <br />community rather than a neighborhood commercial area is addressed by the refinement plan <br />amendment. This amendment requires Planned Unit Development or Site Plan review that will <br /> <br />Findings- November 19, 2007 <br />Page 20 <br />