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<br />part of the refinement plan text amendments. Adequate parking and off-street <br />parking and loading areas will be provided and shall pay attention to the need to <br />screen nearby residential uses. <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 calls for <br />primary streets to be internal to the development site and designed as 'Shopping <br />Streets'. The development does not propose strip style development and will <br />provide convenient and safe access for automobiles, pedestrians and bicyclists <br />without conflict with moving traffic at intersections or along adjacent streets. <br /> <br />Existing strip commercial development along River Road shall be removed and replaced according <br />to the design considerations of the refinement plan text to ensure that the proposed mixed-use center <br />is appropriately scaled to provide for the needs of pedestrians and cyclists while also ensuring <br />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! Santa <br />Clara transfer station Gust south of Beltline Highway). Additionally, the proposed development will <br />provide a pedestrian friendly connection to adjoining residences, utilize existing infrastructure, and <br />increase overall density within the potential node 5-C area. Designguidelines are suggested that <br />will ensure that the residential and commercial portions of the project are integrated and have <br />sufficient pedestrian friendly amenities to foster the connection that a nodal development area <br />requires. As such this proposed amendment supports this policy. <br /> <br />Provide opportunities for a full range of choice in housing type, density, size, cost, and <br />location. (Policy AI?) <br /> <br />The applicant's proposed amendment \-vill increase the opportunities for medium density residential <br />development including options for a variety of housing types including townhomes and apartments. <br />The potential density of development is compatible with neighboring medium density residential <br />designated land located to the east of the subject site and is within the desired ranges for medium <br />density residential. The location of the proposed residential amendments supports a ten to twenty <br />minute (1/4 mile to Y2 mile) walking distance to public transit and a range of other uses which <br />supports the nodal and mixed.use concepts. <br /> <br />Expand opportunities for a mix of uses in newly developing areas and existing <br />neighborhoods through local zoning and development regulations. (Policy A.22) <br /> <br />The proposed amendment will facilitate a zone change and therefore increase the mix of uses <br />providing medium density residential and commercial opportunities sited together on one <br /> <br />Findings- November 19,2007 <br />Page 17 <br />