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General Plan Amendment No. 2008-01 Amendment Application No. 2008-02 Variance No. 2008-03 March 24, 2008 Page 4 The City has requested an eight-foot irrevocable offer to dedicate along MacArthur Boulevard for a future westbound travel/right turn lane at Plaza Drive. Until this lane is constructed, an 18-foot landscaped setback will be provided. The application of the zoning code to require a 15-foot setback would result in an adverse impact to the on-site circulation pattern of the project and would result in a loss of 23 parking spaces. To mitigate the reduction in the landscape setback, the applicant is proposing to upgrade the size of the trees within the front yard setback to a minimum 36-inch box size. On March 10, 2008, a public hearing on the project was held by the Planning Commission. At the conclusion of this hearing, the Commission continued the item to allow staff time to research noise and traffic related issues. Noise impacts are not expected from the proposed project since the primary generator of noise (if any) is anticipated to be from the outdoor dining area adjacent to Building Three. To mitigate potential noise impacts, this building has been located approximately 150 feet from the residences to the north, with the outdoor seating area at the south end of the property and away from the residences. Further, no uses are proposed to operate late in the evening. A conditional use permit will be required if any retail and/or restaurant use intends to operate after 12:00 a.m. Traffic related issues were also analyzed for this project. During the peak morning and evening hours, approximately 130 hourly vehicle trips are expected from the center, which is typical for this type and size of retail center. To address issues raised regarding signalization timing at Plaza Drive, the Public Works Agency verified that the pavement loops on MacArthur Boulevard are properly operating. Further, the intersection timing of the signals has being analyzed and the timing refined to optimize overall operations of MacArthur Boulevard traffic signals while minimizing the waiting time for vehicles on Plaza Drive. Finally, to address the signage issue raised at the hearing, staff is requiring the submittal of a sign program for the center. This will ensure that future signage is sophisticated and conveys a sense of high quality. The Gateway Plaza retail center expansion will contribute to the long- term benefit of the neighborhood. The development of this site will allow the construction of buildings that are consistent with the goals and policies of the General Plan. Further, the site will be upgraded to meet or exceed landscaping development standards. Additionally, the project, as conditioned, will not create adverse impacts or be detrimental to the site or neighborhood. Therefore, based upon an 75B-5