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<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 transportation, schools and park..,. and open <br />space should be considered. A1edium-density residential development will be considered for the <br />north Santa Clara area consistent lvith the above criteria. [EC 9. 9610(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 commercial <br />facilities, alternative modes of transportation (1., TD' 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 />RRlSC, 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 standardr;. [EC 9.9610(3 HaJJ <br /> <br />RRlSC. Commercial and Industrial Land Use, Policy 2.0. Require site plan reviews for all new <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 enviromnental impacts, and to provide a <br />safe, stable, efficient, and attractive on-site enviromnent" (EC 9.8425 Purpose of Site Review). <br />In addition, to assure compatibility between the residential development to the south, and the <br />commercial develop to the north, of Green Lane Planned Unit Development procedures will 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 \vith <br />Commercial and Industrial Land Use Policies 1.0 and 2.0. <br /> <br />RRlSC. 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 [EC 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 />Santa Clara - Zone Change Application <br />Written Statement - August 2, 2007 <br /> <br />Page 21 of 41 <br />