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7.B. - Page 3 of 18 with this purpose statement because it would potentially allow for the consolidation of similar automobile sales uses in a high visibility area near Whipple Avenue and the freeway (General Plan Policy BE -20.1). Any proposed automobile sales use at this location would still be reviewed through a Conditional Use Permit, subject to all applicable development regulations, at a public hearing. And, because it is a combination district, the change to IP -V would not alter the underlying regulations of the IP Zoning District so other uses would still be able to be considered in the future. GENERAL PLAN COMPLIANCE The proposed change to IP -V is consistent with the General Plan designation for the subject site. The project site is listed as Commercial — Regional which "provides opportunities for general retail, commercial services, restaurants, lodging, vehicle sales and service, commercial recreation, professional offices, medical and financial institutions, and other similar business activities." The IP -V Zoning District would conditionally allow a vehicle sales and service use, and would be fully consistent with the description of the Commercial -Regional land use designation. Automobile dealerships are described as a representative example of an allowable development form in this category. The proposed project complies with the following General Plan Goals, Policies, and Programs: • Policy BE -15.1: Encourage private property redevelopment initiative along the Veterans Boulevard Corridor to create new Commercial — Regional, Commercial — Office/Professional, and Mixed -Uses consistent with the Land Use Map. • Policy BE -20.1: Consolidate automobile sales and support uses in the Gateway Center near Whipple Avenue, supporting adequate capacity and freeway visibility FISCAL IMPACT There is no fiscal impact associated with the Zoning Amendment. The proposed IP -V Zoning District adds a combination district to the site's underlying zoning which does not change the existing permitted and conditionally permitted uses. Approving the amendment would add a new site in the city where a vehicle dealership would be able to locate, and a new automobile sales use would have a positive fiscal impact to the City. ENVIRONMENTAL REVIEW The City reviewed the zoning amendment to determine whether further environmental review is required under CEQA beyond the General Plan EIR (Clearinghouse #2010052034) certified on October 11, 2010. Section 15183 of the CEQA Guidelines states that projects that are consistent with the development density established by the existing zoning, community, or General Plan policies for which an EIR was certified shall not require further environmental review unless it is necessary to determine whether there are project specific impacts that are peculiar to the project or the site. Here, the project site is in the Commercial -Regional land use designation, and adding the Vehicular Combining District would be consistent with the allowable uses described in the General Plan. Any future development would be required to comply with the development intensity of the General Plan. As described in the CEQA 15183 Exemption Memo (Attachment 3), there is no potential for project specific impacts or impacts peculiar to the project or the site. City of Redwood City 1017 Middlefield Road, Redwood City, CA. 94063 Tel: 650-780-7000 www.redwoodcitV.org 134