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<br />persons2. This area will 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 off-street parking and loading need<; and <br />landscaping, particularly between the center and adjacent residential <br />property, as well as along street frontage next door to outdoor parking areas. <br />The provisions for landscaping and parking win be addressed at time of Site <br />Review and Plam1cd 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 />adjacent streets. The site will have frontage along three streets, River Road, <br />Hunsaker Lane and Green Lane. The refinement plan provides text that cans <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 will 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 Roadl <br />Santa Clara transfer station (just south of BeltIine Highway). Additionally, the proposed <br />development will provide a pedestrian friendly connection to adjoining residences, utilize <br />existing infrastructure, and increase overall density within the potential node 5-C area. Design <br />guidelines are suggested that will ensure that the residential and commercial portions of the <br />project are integrated and have sufficient pedestrian friendly amenities to foster the connection <br />that a nodal development area requires. As such this proposed amendment supports this policy. <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 i$ likely that this area will provide the primary and secondary support <br />for the proposed development. <br /> <br />Santa Clara - Refinement Plan Amendment Application <br />Written Statement - August 2, 2007 <br /> <br />Page 28 of 44 <br />