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<br />commercial the proposed amendments to the Metro Plan and Refinement Plan ensure that a <br />community commercial facility is developed that, while scoping beyond the neighborhood, <br />provides many of the core ingredients of a neighborhood commercial development including: <br /> <br />· Within convenient walking or bicycling distance of an adequate support <br />population. According to the US Census the population of Tract 23 w'hich <br />includes the proposed development and area to the east of River Road is 6,663 <br />persons2. This area \vilI provide the primary support population for the <br />proposed development with others coming from the adjacent neighborhoods3. <br />Bicycle lanes and well designed pedestrian areas are provided and elements of <br />these areas are further explained with the proposed refinement plan text <br />amendments. <br /> <br />· Adequate area to accommodate oIl-street parking and loading need" and <br />landscaping, particularly between the center and a4jacent residential <br />property, as well as along street jiYmtage next door to outdoor parking areas. <br />The provisions for landscaping and parking will be addressed at time of Site <br />Review and Planned Unit Development application that are proposed to be <br />required as part of the refinement plan text amendments. Adequate parking <br />and off-street parking and loading areas will be provided and shall pay <br />attention to the need to screen nearby residential uses. <br /> <br />· Sufficient frontage to ensure safe and efficient automobile, pedestrian and <br />bicycle access without conflict with moving traffic at intersections and along <br />a4jacent streets. The site will have frontage along three streets, River Road, <br />Hunsaker Lane and Green Lane. The refinement plan provides text that calls <br />for primary streets to be internal to the development site and designed as <br />'Shopping Streets'. The development does not propose strip style <br />development. and \\'i11 provide convenient and safe access for automobiles, <br />pedestrians and bicyclists without conflict with moving traffic at intersections <br />or along adjacent streets. <br /> <br />Existing strip commercial development along River Road shall be removed and. replaced <br />according to the design considerations of the refinement plan text to ensure that the proposed <br />mixed-use center is appropriately scaled to provide for the needs of pedestrians and cyclists <br />while also ensuring compatibility With surrounding neighborhood development. <br /> <br />Concurrent with this application is an application to amend the River Road! Santa Clara Urban <br />Facilities Plan. The proposed map and text amendments provide specific language integrating the <br />commercial and residential portions of future development integrating and meeting many of the <br />objectives of a nodal development. The development site currently has L TD stops along its River <br />Road and Hunsaker Lane frontages and is within one-half mile distance from the River Road! <br /> <br />2 Source: US Census, http://www.census.gov <br />3 The Santa Clara neighborhood is comprised of two primary Tracts (23 and 24) with a total population of 17,125 <br />people according to the 2000 US Census; it is likely that this area will provide the primary and secondary support <br />for the proposed development <br /> <br />Santa Clara - Metro Plan Amendment Application <br />Written Statement - August 2, 2007 <br /> <br />Page 26 of 32 <br />