CITY OF SANTA ROSA COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT FOR PLANNING COMMISSION OCTOBER 8, 2015 APPLICANT FILE NUMBER MJP

Transcription

1 CITY OF SANTA ROSA COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT FOR PLANNING COMMISSION OCTOBER 8, 2015 PROJECT TITLE Shops at Austin Creek ADDRESS/LOCATION 5171, 5173 Sonoma Highway ASSESSOR'S PARCEL NUMBERS ; PROJECT SITE ZONING CG (General Commercial) APPLICATION DATE September 27, 2013 PROJECT PLANNER Patrick Streeter APPLICANT One Calistoga Road Associates, LLC PROPERTY OWNER One Calistoga Road Associates, LLC FILE NUMBER MJP GENERAL PLAN DESIGNATION Retail & Business Services APPLICATION COMPLETION DATE September 27, 2013 RECOMMENDATION Approval PROPOSAL Tentative Map to subdivide 5.32 acres into 4 commercial parcels; a Conditional Use Permit to grant extended hours of operation, a drive-through pharmacy, and parking reduction; and a Hillside Development Permit for grading and construction on slopes that exceed 10%. An Initial Study/Mitigated Negative Declaration has been prepared for the project. The project will also be subject to Design Review. SUMMARY The Shops at Austin Creek project proposes to develop a retail center consisting of approximately 43,200 square feet of general retail and business uses arranged in four buildings with on-site parking, pedestrian paths, public art elements, preservation of on-site natural resources, and landscaping throughout. The four buildings proposed will include a variety of retail and business uses such as cafes, restaurants, coffee shops, a specialty grocery store, general retail, financial services, and second floor storage or office uses. One of the proposed anchor tenants will be a general retail store (currently slated to be CVS), with a drive-through pharmacy. The project is bounded by Calistoga Road to the east, State Highway 12, a scenic corridor, to the south, residential development on the west, and the Austin Creek corridor to the north. The proposed project includes improvements to Calistoga Road and State Highway 12 in the form of new turn lanes, bike lanes, reconfigured intersection, and a bus turnout. New pedestrian paths and gathering areas will increase access to views of the creek. In order to accommodate the proposed general retail Page 1 of 13

2 store/pharmacy use, the applicant is requesting extended hours of operation, a drive-through, and a parking reduction. Staff supports the proposed subdivision, Conditional Use Permit, and Hillside Development Permit. All issues raised by staff have been addressed in project design or satisfied in conditions of approval and the project has been reviewed pursuant to the California Environmental Quality Act. Page 2 of 13

3 CITY OF SANTA ROSA PLANNING COMMISSION TO: PLANNING COMMISSION SUBJECT: SHOPS AT AUSTIN CREEK AGENDA ACTION: ADOPT MITIGATED NEGATIVE DECLARATION, CONDITIONAL USE PERMIT, HILLSIDE DEVELOPMENT PERMIT, AND TENTATIVE MAP RESOLUTIONS ISSUE(S) Should the Planning Commission adopt the Mitigated Negative Declaration for the Shops at Austin Creek project? Should the Planning Commission approve the Conditional Use Permit (CUP) to allow extended retail hours, drive-through pharmaceutical service, and a parking reduction? Should the Planning Commission grant a Hillside Development Permit for excavation and grading to take place on slopes greater than 10%? Should the Planning Commission approve the Tentative Map to subdivide 5.32 acres into 4 commercial parcels? BACKGROUND 1. Surrounding Land Uses North: Austin Creek and an undeveloped residential parcel beyond South: State Highway 12, with single and multi-family residential uses further south East: The St. Francis Shopping Center West: Single-family residential uses The project parcel is located in northeast Santa Rosa along the Highway 12 corridor in Rincon Valley. Austin Creek to the north is identified in the Santa Rosa Creek Master Plan as a natural, unmodified watercourse. An undeveloped residential parcel borders the creek to the north with single-family residences beyond. Similarly, single-family residential uses, part of the Austin Creek Village planned development, border the project parcel on the western side. To the east, across Calistoga Road, the St. Francis shopping center contains a regional grocery store, a number of restaurants, and other retail and service uses. Highway 12, to the south of the project site, is identified as a Regional/Arterial street as well as a scenic corridor in the Santa Rosa General Plan. It serves as a major regional connector, and links residential neighborhoods to commercial and industrial uses throughout the City. Singlefamily and multi-family residential developments are located south, beyond Highway 12, with some undeveloped residential pockets. Page 3 of 13

4 2. Existing Land Use - Project Site The 5.32-acre project site is divided into two parcels. The larger parcel, 5173 Highway 12, was historically developed with a general retail plant nursery that has since relocated to a new site. The smaller parcel, 5171 Highway 12 is developed with a currently vacant single-family residential structure that is in a state of disrepair. The project site generally drains to the north, away from Highway 12 and toward Austin Creek. A drainage swale, which conveys stormwater from a storm sewer outlet, currently bisects the project site and drains into Austin Creek. There are 156 trees on the site, primarily located on the southwest portion of the property and along the Austin Creek corridor and drainage swale. 3. Project History ANALYSIS On January 24, 2012, following recommendation by the Planning Commission, the City Council approved a rezoning of the subject property from PD (Planned Development) to CG (General Commercial). The purpose of the rezoning was to clarify the development process and the allowable uses for the property. On January 24, 2013, conceptual design for the Shops at Austin Creek went before the Waterways Advisory Committee (WAC). Suggestions that were made at this meeting were incorporated into the design of the project. On January 30, 2013, a Neighborhood Meeting was held to introduce the proposed project and the applicant to the neighborhood and gather community feedback. On February 21, 2013, the proposed project went before the Design Review Board for Concept Design Review. Members of the Board were generally in favor of the design, particularly the attention given to tree protection and the architectural design of the specialty grocery store and pharmacy/general retail store. The Board had concerns about the elevations of buildings facing Highway 12 as well as a desire to see the site plan become more pedestrian-friendly. On September 27, 2013, applications were filed with the Community Development Department for a Parcel Map Subdivision, Conditional Use Permit, Hillside Development Permit, and Design Review to accommodate development of the proposed project. On August 27, 2015, the Shops at Austin Creek Initial Study/Mitigated Negative Declaration was circulated to relevant agencies and posted for public comment. 1. Project Description The proposed Shops at Austin Creek project proposes redevelopment of the property formerly used as the Prickett s Nursery Center into a retail center with four buildings, divided across four lots, containing 43,349 square feet (sq. ft.) of retail and business service uses. In addition to the four new buildings, the development will include on-site parking, pedestrian paths, public art elements, preservation of on-site natural resources, on- and off-site public improvements, and landscaping throughout. The uses anticipated to occupy the four buildings are as follows: Page 4 of 13

5 Building #1 4,216 sq. ft. of retail service such as a coffee shop, sandwich shop, or yogurt shop; Building #2 8,424 sq. ft. of business or retail such as a restaurant/café, hair salon, or financial services on the first floor, with storage and/or management offices on the second floor; Building #3 13,921 sq. ft. containing a specialty grocery store, hardware store, or other retail use; Building #4 16,645 sq. ft. containing a general retail store with a drive-through pharmacy service The applicant is currently in discussion with CVS Pharmacy as a prospective tenant of Building #4. In order to cater to the general retail store/pharmacy operation model proposed for Building #4, the applicant is requesting a Conditional Use Permit to grant extended hours of operation, and a drive-through pharmacy. Based on floor area and site layout, the applicant is requesting a 12% parking reduction, 21 fewer off-street parking spaces than Zoning standards typically require. The applicant is justifying this reduction on the anticipated parking demand of the proposed uses and the multi-modal access that will be available to the shopping center. A more detailed discussion of this topic is provided in Section 3, the Zoning analysis, of this report. The Shops at Austin Creek development will be immediately adjacent to the Austin Creek Corridor. A 30-foot ecological buffer, typical for infill development, will be maintained and the creek and vegetation will be treated as natural and visual resources for the project. The existing drainage swale that runs through the property will be filled in and replaced with a storm drain that outlets into the creek. All appropriate permitting and offset mitigations for impacts to wetlands and habitat have been included as conditions of approval for the project. 2. General Plan The project site is designated Retail and Business Services in the Santa Rosa General Plan which envisions service enterprises, offices, restaurants, and general retail uses for the space. The project parcel is surrounded by Low and Medium Density Residential designations, with the parcels to the east, across Calistoga Road, being designated a Medium Density Residential and Retail and Business Services multiple land use area and Neighborhood Shopping Center. The following General Plan goals and policies apply to this project: LUL-E LUL-I-1 Promote livable neighborhoods. Ensure that everyday shopping, park and recreational facilities, and schools are within easy walking distance of most residents. Provide a range of commercial services that are easily accessible and attractive, that satisfies the needs of people who live and work in Santa Rosa and that also attracts a regional clientele. Page 5 of 13

6 UD-A UD-A-1 UD-A-2 UD-A-5 UD-D UD-E-2 UD-G-4 UD-H UD-I T-G T-G-5 T-G-7 T-G-8 T-K-1 Preserve and enhance Santa Rosa s scenic character, including its natural waterways, hillsides, and distinctive districts. Maintain view corridors to natural ridgelines and landmarks, such as Taylor Mountain and Bennett Mountain. Strengthen and emphasize community focal points, visual landmarks, and features that contribute to the identity of Santa Rosa using design concepts and standards implemented through the Zoning Code, Design Guidelines, Preservation District Plans, Scenic Road Policies, the Downtown Station Area Specific Plan, and the Citywide Creek Master Plan. Require superior site and architectural design of new development projects, to improve visual quality in the city. Avoid strip patterns of commercial development. Provide an open space network that is linked by pedestrian and bicycle paths, and that preserves and enhances Santa Rosa s significant visual and natural resources. Provide through-connections for pedestrians and bicyclists in new development. Design hillside development to be sensitive to existing terrain, views, and significant natural landforms or features. Respect natural features in the design and construction of hillside development. Identify, preserve, and enhance scenic roads throughout Santa Rosa in both rural and developed areas. Retain existing trees and vegetation along scenic roads, as possible. Enhance roadway appearance through landscaping, using natural plant material. Provide bikeways along scenic roads, where right-of-way exists or where its acquisition will not jeopardize roadway character. Disallow on-street parking along scenic roads. Link the various citywide pedestrian paths, including street sidewalks, downtown walkways, pedestrian areas in shopping centers and work complexes, park pathways, and other creekside and open space pathways. PSF-A-18 Develop multi-use pathways and linear parks along creeks designated by the Santa Rosa Waterways Plan. PSF-A-20 Encourage multiple use of waterways, including, where appropriate: flood control, wildlife habitats, passive open space uses, nature study, pedestrian and bicycle circulation, and other compatible outdoor uses. Page 6 of 13

7 PSF-I-3 Require erosion and sedimentation control measures to maintain an operation drainage system, preserve drainage capacity, and preserve water quality. OSC-B-3 Require that new subdivisions, multifamily, and non-residential development abutting creek corridors are appropriately designed with respect to the creek. Development may orient toward the creek as an amenity, but adequate setbacks shall be used to ensure riparian habitat is protected. OSC-D-10 Orient development and buildings toward creeks, while providing privacy, security, and on open transition between public and private open spaces. OSC-D-11 New development along channelized waterways should allow for an ecological buffer zone between the waterway and development. This buffer zone should also provide opportunities for multi-use trails and recreation. OSC-E-2 Preserve and regenerate native oak trees. OSC-E-4 Require incorporation of native plants into landscape plans for new development, where appropriate and feasible, especially in areas adjacent to open space areas or along waterways. EV-A-5 Maintain diversity in the types of jobs available in Santa Rosa to lessen the impact of economic cycles. The project has been designed with its adjacencies to Austin Creek and the Highway 12 scenic corridor in mind. With the exception of the new outfall for the piped drainage swale, the creek and its surrounding vegetation will be preserved and protected as part of this development. New structures on the site will maintain a low profile and abundant landscaping and use of trees will soften views from the scenic highway. New bike lanes and sidewalks along Highway 12 and Calistoga Road are proposed as part of this development. Internal circulation on the site has been designed to provide connections between these new network paths while also providing access to the creek overlook. Buildings #1 and #2 have been designed to open onto the creek and utilize the corridor as an aesthetic amenity. 3. Zoning North: R-1-6 (Single-Family Residential) South: PD (Planned Development) and RR-40 (Rural Residential) East: CG-SR (General Commercial with Scenic Road overlay) West: R-1-6 (Single-Family Residential) and PD (Planned Development) The subject site is currently zoned General Commercial, a district designed to implement the Retail and Business Service land use classification in the General Plan. The CG zoning district is applied to areas appropriate for a range of retail and service land uses and primarily serve residents and businesses throughout the City. These uses include, but are not limited to shops, personal and business services, and restaurants. The project, as conditioned, satisfies the standards, requirements, and procedures set forth in the Zoning Code. The following sections address specific sections of the Code that are applicable to the proposed development. Page 7 of 13

8 Parking Consistent with Table 3-4 of the Zoning Code, a total of 173 on-site parking spaces would be required for the proposed development (1 space per 250 square feet of commercial floor area). The applicant is proposing to provide 105 standard parking spaces, 39 compact spaces, and 8 accessible parking spaces for a total of 152 on-site parking spaces. No street parking is proposed for this development. Section of the Zoning Code, Adjustments to parking requirements, allows a review authority, when considering an application for a Conditional Use Permit, to approve an increase or decrease in parking requirements after first making the following findings: 1. Due to special circumstances associated with the operation of the use at its location, the proposed use will generate a parking demand different from standards specified in Table 3-4; 2. The number of parking spaces approved will be sufficient for its safe, convenient, and efficient operation of the use. Based on floor area and site layout, the applicant is requesting a 12% parking reduction, 21 fewer off-street parking spaces than Zoning standards typically require. The applicant is justifying this reduction on the presence of a City bus stop along the site s frontage, the proposed linkages to the existing bicycle network, on-site bicycle parking, and installation of sidewalks and pedestrian paths that connect to adjacent residential areas. City staff has considered the unique multi-modal access available to the proposed development and reviewed the recommendations and conclusions established in Traffic Impact Study for the Shops at Austin Creek (dated received September 10, 2014) prepared by Whitlock & Weinberger Transportation, Inc (W-Trans). The project proposes a drive-through pharmacy, which will allow certain services to be provided without the need for parking. Additionally, because the project proposes neighborhood-serving retail and services, is surrounded by residential land uses, and includes new connections to the pedestrian and bicycle network, parking demand will likely be lower than would be expected for development with only automobile access. Staff s determination is that the project, as proposed, satisfies the required findings in the Zoning Code for parking reduction. Development Standards The project is consistent with development standards for the CG district and adjacent land uses. The four commercial buildings are below the maximum 55-foot height limit and all development observes the proper setback requirements which include a 30-foot creek setback from top of bank, a 10-foot setback from residential property lines, and parking lot setback of 15 feet from the back of sidewalk. Pathfinding lights, exterior illumination, parking lot lights, and café string lighting will be conditioned to meet the Zoning Code standards for outdoor lighting. Extended Hours of Operation The general retail store/pharmacy proposed for Building #4 is intended to be a 24-hour per day operation. The Zoning Code allows Extended Hours of Operation, defined as a use, subordinate to other business uses that are open to the public, in the CG district with a Minor Conditional Use Permit. Building #4 is located at the northwest intersection of Highway 12 and Page 8 of 13

9 Calistoga Road. This building is the furthest removed from adjacent residential uses to the west and is located across Highway 12, a major, well traveled arterial, from residential uses to the south. The St. Francis Shopping Center, directly across Calistoga Road from the project site currently supports a commercial tenant with 24-hour operations. Drive-through Pharmacy Zoning Code section discusses the standards for drive-through retail and service facilities. In addition to setting dimensional standards, site planning requirements, and wayfinding requirements, the Code states that the driveway be appropriately screened to prevent headlight glare from impacting adjacent streets and parking facilities. The adequacy of queuing capacity and location of transaction facilities is left to the discretion of the review authority. The proposed drive-through facility is located along the south and east sides of Building #4. The drive-though is behind a 5-foot retaining wall, with 2-foot extension and is depressed 5.5 feet below the elevation of Highway 12 and Calistoga Road. Trellising, integrated into building design, creates an arbor over the drive-through lane along the Highway 12 frontage. Landscaping and berming along both street frontages provide additional screening. The drivethrough is situated so as not to interfere with the on-site circulation pattern. It is also located as far away as possible from nearby residential uses and as close to the arterial roads as possible to reduce light and noise impacts. Alcoholic Beverage Sales Section of the Zoning Code discusses alcoholic beverage sales. This section of the Code does not apply to retail establishments of 10,000 square feet or more that sell alcoholic beverages as a normal part of the business. As such, the proposed general retail/pharmacy store and the specialty grocery store will have alcohol sales permitted by right. Any future tenants of the commercial subdivision that occupy less than 10,000 square feet of floor area and wish to incorporate alcohol sales will be subject to a Conditional Use Permit at that time. Proposed restaurants serving alcohol will require a Minor Conditional Use Permit. Hillside Development As is depicted in Attachment 6 Percent Slope Map, portions of the project site, primarily to the southwest, exceed 10% slope. The slope descends in a northeasterly direction and directs overland flow into the drainage swale that bisects the property. Additional locations of high slope on the property occur along the banks of Austin Creek on the northern boundary of the site. Chapter requires a Hillside Development Permit for any proposed development taking place on portions of a site with a slope of 10% or greater. The Planning Commission is the stated review authority for non-residential projects. In granting a Hillside Development Permit, the Planning Commission must find that the site plan minimizes alteration of topography and drainage on slopes of 10% or more, is graded to respect natural features, and avoids development that cuts into hillsides in a visually prominent way. The proposed project will apply fill to the existing drainage swale and reduce the grade on the southwestern portion of the site. Overland flow will be collected and routed into bioretention beds and a manufactured pre-cast bio-filter before entering the underground drainage system. Excepting the replacement of the existing swale s outfall, the banks of Austin Creek will not be Page 9 of 13

10 altered in developing the proposed project. Because only minor grading is proposed for sloped portions of the site and special consideration has been given to drainage and visual impacts, staff recommends approval of the Hillside Development Permit with the conditions listed in the draft resolution. Scenic Road Standards Highway 12 is identified as a scenic road in the General Plan, but the Zoning Code only includes development standards under the Scenic Road Combining District for portions of Highway 12 east of Calistoga Road. Because the length of Highway 12 currently outside of the combining district is substantially larger than the project frontage, no nexus exists to attach a scenic roads Zoning Text Amendment to the Shops at Austin Creek project. The project is still subject to the General Plan goals and policies that relate to scenic roads. 3. Creek Master Plan The project is subject to Zoning Code section Creekside Development, which requires a 30-foot setback for an infill development project adjacent to a creek. Brush Creek Map 2 of the Citywide Creek Master Plan (CCMP) identifies this section of Austin Creek as a natural, unmodified watercourse. Within the required setback there shall not be any structure, driveway, streets, parking areas, fences, etc. pursuant to Section (B), however storm drainage, erosion control, and bank stability improvements are permitted. The project proposes to fill the existing drainage swale that bisects the site and extend the existing public storm drain at Calistoga Road through the project site to outlet at Austin Creek with a new outfall near the existing drainage swale outlet. The project is subject to permitting and oversight by the U.S. Army Corps of Engineers, California Department of Fish and Wildlife, and the Regional Water Quality Control Board. Landscape and irrigation plans will be required to conform to the Water Efficient Landscape Ordinance adopted by the City Council, via Resolution No , in November, 2009, and a final Standard Urban Stormwater Mitigation Plan (SUSMP) that utilizes Low Impact Development (LID) Best Management Practices (BMP) both during construction and as permanent treatment facilities will be required at the time of Building Permit application. Specific guidelines for creekside development are contained in both the City Design Guidelines and the Creek Master Plan, as outlined below. Design Guidelines: Creeks, Riparian Corridors and Storm Drainage: A.1 Preserve waterways in their natural state. A.3 Avoid back-on treatment (backyards adjacent to a creek) along creek corridors. A.7 Where riparian growth extends outside the Creek Setback Line, preserve and protect this important part of the creek corridor B.2 Incorporate filtering recharge techniques such as detention basins, natural swales and rock filtering to clean pollutants out of stormwater collected on a site before the water enters the City waterway system. Page 10 of 13

11 Citywide Creek Master Plan: Austin Creek is located in the Brush Creek, Reach 2, watershed. Habitat restoration is recommended for this reach however grouted riprap and a grade change at the confluence of Brush Creek and Austin Creek creates a barrier to migrating fish and the trunk sewer line beneath the Austin Creek access road prevents restoration of portions of the creek. The following are the relevant objectives and policies from the Citywide Creek Master Plan: HA-1 HA-1-2 HA-6-2 SW-1 SW-2-2 EC-1 EC-1-1 OS-1-1 PR-1 Preserve healthy and/or environmentally sensitive creek areas. Meet or exceed the required creek setback distance to provide ecological buffers, recognize the 100 year floodplain, and allow for stream corridor restoration. Development shall locate outside the creek setback, as defined within the Santa Rosa Zoning Code. Consistent with federal, state, and local regulations, impacts to existing habitat will be avoided if possible. Minimization and mitigation of any unavoidable impacts will be required. Maintain hydraulic capacity of creeks. Stormwater treatment measures that involve small scale landscape based Low Impact Development Best Management Practices that treat stormwater as close to the source as possible shall be prioritized over other BMPs. Implement policies for development adjacent to waterways as stated in the City s General Plan, Zoning Code, Design Guidelines, Santa Rosa Creek Design Guidelines manual, and the Citywide Creek Master Plan. Where discretionary approval for new development is sought adjacent to a creek, that development shall, to the extent possible, be consistent with and support the Master Plan. The overall intent of this policy is to incorporate the creek into the project design. Provide an open space network that is linked by pedestrian and bicycle paths, and that preserves and enhances Santa Rosa s significant visual and natural resources. Where discretionary land use approvals are sought, development shall to the extent possible, be consistent with the Master Plan. Staff s determination is that the project, by implementing the proposed landscaping plan, installing LID/BMP improvements, and developing commercial buildings that open onto the creek, is consistent with the guidelines, zoning standards, and policies related to Austin Creek. 4. Environmental Review An Initial Study was prepared in compliance with the California Environmental Quality Act (CEQA) on August 27, 2015, resulting in a Mitigated Negative Declaration for the Shops at Austin Creek Project. A Notice of Intent to adopt a Mitigated Negative Declaration was posted Page 11 of 13

12 with the California State Clearinghouse and a thirty day public comment period was established beginning September 7, 2015, and ending October 7, At the time of this writing, no comments have been received regarding the Mitigated Negative Declaration. 5. Comments/Actions by Other Review Boards/Agencies The project was reviewed by the Waterways Advisory Committee (WAC) on January 24, Committee members were generally supportive of the project and felt that it furthered the objectives set forth in the Creek Master Plan. Suggestions were made by the WAC regarding a deck over the creek and preservation of oaks along the creek corridor; these suggestions were incorporated into the project design. The California Department of Transportation (Caltrans) commented on the proposed development during the project referral stage. Comments from Caltrans were primarily related to the methodology of the Traffic Impact Study. A response to the comments from Caltrans was prepared by W-Trans on July 17, 2014, and is attached to this report as Attachment 9 W-Trans Response to Comments. As a commercial development, the project is subject to Design Review at a public hearing before the Santa Rosa Design Review Board (DRB). The DRB will consider the project s adjacency to the Highway 12 Scenic Road during these proceedings. 6. Neighborhood Comments The Community Development Department has received a substantial volume of comments regarding the Shops at Austin Creek project. The majority of comments expressed opposition to CVS Pharmacy as a tenant and support of other tenants (most commonly Trader Joe s) in its place. Opponents of the CVS tenant cited the prevalence of other pharmacies nearby, including a pharmacy within the Safeway grocery store across Calistoga Road and the need for a specialty grocery as grounds for their opposition. Staff s response stated that selection of tenants is beyond the scope of the Community Development Department s review; review is limited to the uses that are proposed for the site. Staff also noted that because a commercial center is being proposed, the opportunity exists for both a general retail store/pharmacy and a specialty grocery store to be developed on site, the two uses are not mutually exclusive. The applicant arranged a meeting with neighbors on the evening of September 17, 2015 to listen to concerns and establish a dialogue regarding potential tenants of the project should it be approved. One comment was received inquiring as to whether a new traffic signal was proposed for Calistoga Road at the access areas to the St. Francis Shopping Center and proposed Shops at Austin Creek, because the existing interaction between the road and shopping center parking lot is dangerous. Staff responded that while no new signal is proposed, the project has been reviewed and conditioned by the City Traffic Engineer and the Engineering and Development Services Division and will be required to provide new striping, road widening, and dedicated turn lanes to improve traffic flow and prioritize safety at that location. Page 12 of 13

13 7. Public Improvements/On-Site Improvements Calistoga Road will be dedicated and improved to Boulevard standards along the entire project frontage. New travel lanes, turn lanes, turn pockets, bike lanes, and sidewalks will be installed. Sonoma Highway (Highway 12) will improved with a curb gutter and sidewalk, a deceleration right turn curb lane, and a Class II bike lane. The existing signal installation at the intersection of Highway 12 and Calistoga Road will be removed and signalization appropriate for the new lane configuration along with detector loops and cameras will be installed. 8. Issues Staff has no outstanding issues with the project as conditioned. Design review is required for new commercial development. A date for Preliminary and Final Design Review before the DRB has not yet been scheduled, but it will be required prior to application for Building Permits. RECOMMENDATION It is recommended by the Community Development Department that the Planning Commission adopt a Mitigated Negative Declaration; approve a Tentative Map to subdivide 5.32 acres into 4 commercial parcels; approve a Conditional Use Permit to grant extended hours of operation, a drive-through pharmacy, and parking reduction; and approve a Hillside Development Permit for grading and construction on slopes that exceed 10%. Attachments: Attachment 1 Location Map Attachment 2 Zoning Map Attachment 3 General Plan Map Attachment 4 Disclosure Form Attachment 5 Plan Set (Includes Neighborhood Context Map, Site Plans, Landscape Plans, Elevations) dated received April 20, Attachment 6 Percent Slope Map Attachment 7 Creek Master Plan Brush Creek Map 2 Attachment 8 Traffic Impact Study Attachment 9 W-Trans Response to Comments Attachment 10 Mitigated Negative Declaration Attachment 11 Environmental review appendices Attachment 11a Air Pollutant Memo Attachment 11b Updated Biological Resources Attachment 11c Preliminary Storm Water Mitigation Plan Attachment 11d Noise Assessment Attachment 12 Mitigation Monitoring and Reporting Program, dated July 29, 2015 Attachment 13 Public Comments Page 13 of 13