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<br />adjacent to commercial development and supports the goals and policies of the Metro Plan and <br />the River Road/Santa Clara Urban Facilities Plan. According to the RLS, there is an abundance <br />of low density residential land and this proposed PAPA will not signiticantly affect the <br />predominance of the low density character of this area. It will, however, provide much needed <br />medium density residential development on land better suited for that purpose. <br /> <br />RR/SC, Residential Land Use Policy 2.0. Provide a diversity of housing types in the area. <br />Available techniques include encouraging reinvestment and rehabilitation of existing housing <br />stock and the use of development standards that provide for clustering or planned unit <br />development. <br /> <br />RRl.S'C. Suggested Action 2.1. Provide for innovative residential development through <br />subdivision and other code provisions, such as planned unit del'elopments and cluster <br />subdivisionsfor new residential development on large parcels. <br /> <br />Response: <br />The proposed amendments of this application include text amendments that provide for the <br />development of a mixed-use center to be developed under the provisions of the Planned Unit <br />Development procedures. Future redevelopment of the Santa Clara Elementary School Site will <br />provide signiticant reinvestment in the area that, combined with residential development, wjll <br />support further reinvestment of the community. As such this policy is supported by the proposed <br />amendments. <br /> <br />RR/SC, Residential Land Use Policy 3.0. Evaluate traffic and compatibility impacts 'when <br />considering new residential development on parcels fronting arterial streets. [EC 9. 9610(2)(b)] <br /> <br />Response: <br />Details of the proposed amendments traffic impacts are discussed under Goal 12. The proposed <br />amendments will remove land that is zoned residential from a location fronting an mierial. In <br />place of residential development fronting an arterial the applicant prol:'lOseS to locate residential <br />development along a neighborhood street that is more suitable for such development. <br /> <br />RR/SC. Residential Land Use Policy 4.0. Provide adequate bl!f{ering and traffic control for <br />existing non-residential development fronting River Road, (to minimize conflicts with <br />surrounding development). [Ee 9. 9610(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 front.':; internal to the site. Upon <br />development sufficient design and landscape standards will ensure that existing residential <br />development is butTered from new development. Primary access to the commercial portion 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 />Santa Clara - Zone Change Application <br />Written Statement - August 2, 2007 <br /> <br />Page 20 of 41 <br />