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<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. Futureredevelopment of the Santa Clara Elementary School Site will <br />provide significant reinvestment in the area that, combined with residential development, will <br />support further reinvestment of the community. As such this policy is supported by the proposed <br />amendments. <br /> <br />Evaluate traffic and compatibility impacts when considet:ing new residential development on <br />parcels fronting arterial s.treets. (policy 3.0) <br /> <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 arterial. In place <br />of residential development fronting an arterial the applicant proposes to locate residential <br />development along a neighborhood street that is more suitable for such development. <br /> <br />Provide adequate buffering and traffic control for existing non-residential development <br />fronting River Road (to minimize conflicts with surrounding development). (Policy 4.0) <br /> <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 subj ect parcel. The applicant intends to use shopping streets within the future development and <br />place the majority of business circulation and store fronts internal to the site. Upon development <br />sufficient design and landscape standards will ensure that existing residential development is <br />buffered from new development. Primary access to the commercial portion of the subject site will <br />be from Hunsaker Lane, with secondary access provided via River Road and Green Lane. The <br />proposed Medium Density Residential portion of the subject site will receive primary access on <br />Green Lane. <br /> <br />Permit medium-density housing (10 to 20 dwelling units/acre) in proximity to existing or <br />planned urbanfacUities. Access to commercial development, transit, and alternative modes <br />of transportation, schools and parks, and open space should be considered. Medium-density <br />residential development will be considered for the north Santa Clara area consistent with <br />the above criteria. (Policy 5.0) . <br /> <br />I <br />1 <br />i <br />I <br />j.. <br />f.. <br /> <br />The subject site is located within the north Santa Clara area. The proposed amendments designate <br />land for Medium Density Residential designation in a location that is in close proximity to existing <br />urban facilities, with proximal access to existing and proposed commercial facilities, alternative <br />modes of transportation (LTD's "hub" is located approximately one-half mile south of the subject <br />site, and the BRT/eMX is proposed to have a line running to that "hub"); elementary, middle and <br />high schools are located within walking distance of the subject property and parks and open space <br />opportunities are located nearby. As such, the subject site is appropriately located to apply the <br />Medium Density Residential designation. <br /> <br />Findings- November 19,2007 <br />Page 27 <br />