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<br />RR/SC, Residential Land Use Policy 4.0. Provide adequate bl!flering and traffic control for <br />existing non-residential development fronting River Road, (to minimize conflicts with <br />surrounding development). [EC 9. 961 0(2) (c)] <br /> <br />Response: <br />The applicant is not proposing residential development that fronts River Road. The proposed <br />amendments will create an area of Commercial designation that has frontage on River Road, <br />Hunsaker Lane and Green Lane and extends the current commercial designated land eastward on <br />the subject parcel. The applicant intends to use shopping streets within the future development <br />and place the majority of business circulation and store fronts internal to the site. Upon <br />development sufficient design and landscape standards will ensure that existing residential <br />development is buffered from new development. Primary access to the commercial pOltion of the <br />subject site will be from Hunsaker Lane, with secondary access provided via River Road and <br />Green Lane. The proposed Medium Density Residential portion of the subject site will receive <br />primary access on Green Lane. <br /> <br />RR/SC, Residential Land Use, Policy 5.0. Permit medium-density housing (10 to 20 dwelling <br />units/acre) in proximity to existing or planned urban facilities. Access to commercial <br />development. transit. and alternative modes of tramportation, schools and parks, and open <br />.~pace should be considered Medium-density residential development will be consideredfor the <br />north Santa Clara area consistent with the above criteria. [EC 9.961 0(2)(d)] <br /> <br />Response: <br />The subject site is located 'within the north Santa Clara area. The proposed amendments <br />designate land for Medium Density Residential designation in a location that is in close <br />proximity to existing urban facilities, with proximal access to existing and proposed conmlercial <br />facilities, alternative modes of transportation (LTD's "hub" is located approximately one-half <br />mile south of the subject site, and the BRT/eMX is proposed to have a line running to that <br />"hub"); elementary, middle and high schools are located within walking distance of the subject <br />property and parks and open space opportunities are located nearby. As such, the subject site is <br />appropriately located to apply the Medium Density Residential designation. <br /> <br />River Road/Santa Clara Urban Facilities Plan: Commercial and Industrial Land Use Policies <br />(p. 2-18 t 0 2-21) <br /> <br />RR/Sc, Commercial and Industrial Land Use, Policy 1.0. .Maintain and enhance the <br />compatibility of adjacent land uses through the use of appropriate buffering mechanisms, such <br />as landscaping standards. [EC 9.9610(3)(a)] <br /> <br />RR/Sc, Commercial and Industrial Land Use, Policy 2.0. Require site plan reviews for all nel-I' <br />commercial and industrial development. [EC 9. 9610(3)(c)] <br /> <br />Response: <br />As a condition of development approval for the subject site, site review procedures will be <br />applied. Site review is used "as a means to maintain or improve the character, integrity, and <br />harmonious development of an area, address potential environmental impacts, and to provide a <br />safe, stable, efficient, and attractive on-site environment" (EC 9.8425 Purpose of Site Review). <br /> <br />Santa Clara - Retmement Plan Amendment Application <br />Written Statement - August 2, 2007 <br /> <br />Page 36 of 44 <br />