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<br />In addition, to assure compatibility benveen the residential development to the south, and the <br />commercial develop to the north, of Green Lane Planned Unit Development procedures \vill also <br />be employed. Because any development subsequent to adoption of the plan amendment must <br />comply with site review and planned unit development criteria, the amendment is consistent with <br />Commercial and Industrial Land Use Policies 1.0 and 2.0. <br /> <br />RR/SC. Commercial and Industrial Land Use Policy, 3.0. Prohibit the linear expansion of <br />existing strip commercial areas fronting on River Road Existing strip commercial development <br />may expand by infilling. redevelopment or expansion onto contiguous property that does not <br />front on River Road [Ee 9. 9610(3)(d)} <br /> <br />Suggested Actions: <br />3.1. Discourage future commercial rezone applications for parcels that would expand the fringes <br />of strip commercial development along River Road (Emphasis added] <br /> <br />Response: <br />The proposed amendment is expanding, through in-fill development, existing strip commercial <br />property onto contiguous property. In addition to the property contained within this application <br />the applicant owns Tax Lots 501, 601 and 800 of Assessor's Map 17-04-11-44 that includes two <br />commercial designated properties that are developed at this time (Development Site). <br /> <br />Th~ "Existing General Land Use Patterns" map of the River Road! Santa Clara Urban Facilities <br />Plan is reproduced as Exhibit EA. The map shows several areas where commercial land is <br />concentrated as "strips" along River Road. One of the areas of strip commercial development <br />begins south of Be1tline Highway at Corliss Lane and proceeds north ending at Federal Lane <br />(north of the River Road! Hunsaker Lane intersection). The intent of RR/SC, Commercial and <br />Industrial Land Use Policy 3.0 isto prohibit the linear expansion of the existing strip commercial <br />areas along the fringes of existing development (as defined \-vitmn suggested action 3.1). The <br />fringes of the strip commercial area are defined by the northern and southern boundaries (Federal <br />Lane and Corliss Lane respectively). The subject property is therefore within an existing strip <br />commercial area, and is not on the fringe; therefore Policy 3.0 does not prohibit commercial <br />expansion on the development site. In fact, Policy 3.0, specifically allows for existing strip <br />commercial to "expand by infilling, redevelopment or expansion onto contiguous property that <br />does not front on River Road." <br /> <br />Furthemlore, the proposed text amendments provide for substantial buffering and review of <br />future development on the site in order to assure compatibility ,vith surrounding development. <br />Pedestrian amenities, buffering and size and scale reductions to allowed standards will mitigate <br />negative effects of commercial development upon River Road or surrounding properties. <br />Additionally, the proposed development will not front River Road, rather it will have an internal <br />circulation system with pedestrian oriented streets and public amenities (see Exhibit 1.1 <br />"Proposed Text Amendments" and Exhibit 1.2, "Site Concept" and for more information). <br /> <br />Per Ee 9.2681(2) when public land is sold for private development, the property shall be rezoned <br />according to City procedures. When the Santa Clara Elementary School was in operation the <br />Refinement Plan and Metro Plan designations were appropriate (dovernment and Education and <br />Low Density Residential respectively). This change of circumstance has occurred since the <br /> <br />Santa Clara --- Refinement Plan Amendment Application <br />Written Statement - August 2, 2007 <br /> <br />Page 37 of 44 <br />