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(1) General Land Use. Minimize land use conflicts by promoting compatibility between land uses, especially among residential, commercial-industrial, and commercial-agricultural uses. (Policy 1)

(2) Residential Land Use.

(a) Recognize and maintain the predominately low-density residential character of the area consistent with the Metro Plan. (Policy 1)

(b) Evaluate traffic and compatibility impacts when considering new residential development on parcels fronting arterial streets. (Policy 3)

(c) Provide adequate buffering and traffic control for existing non-residential development fronting River Road, (to minimize conflicts with surrounding development). (Policy 4)

(d) Permit medium-density housing (10 to 20 dwelling units/acre) in proximity to existing or planned urban facilities. Access to commercial development, transit, and alternative modes of transportation, schools and parks, and open space should be considered. Medium-density residential development will be considered for the north Santa Clara area consistent with the above criteria. (Policy 5)

(e) Design residential development which is adjacent to the Greenway, parks, and other identified natural features in a manner that ensures its compatibility with those features. (Policy 6)

(3) Commercial and Industrial Land Use.

(a) Maintain and enhance the compatibility of adjacent land uses through the use of appropriate buffering mechanisms, such as landscaping standards. (Policy 1)

(b) Require site plan reviews for all new commercial and industrial development. (Policy 2)

(c) Prohibit the linear expansion of existing strip commercial areas fronting on River Road. Existing strip commercial development may expand by infilling, redevelopment, or expansion onto contiguous property that does not front on River Road.(Policy 3)

(d) Provide for buffering and traffic control for existing development that fronts River Road (to minimize conflicts with surrounding residential development). (Policy 4)

(e) Minimize impacts of new commercial development intended to consolidate and improve existing strip commercial uses along River Road by requiring development standards. (Policy 5)

(f) New neighborhood commercial uses shall be located away from River Road in locations that facilitate the provision of commercial facilities scaled to a residential area and that allow for dispersal of commercial uses throughout River Road-Santa Clara. (Policy 6)

(g) Ensure compatibility between neighborhood commercial developments and the surrounding residential area by identifying and applying siting and development standards. (Policy 7)

(4) River Road/Railroad Avenue Subarea.

(a) Designate and zone existing medium-density development.

(b) Limit River Road access to existing commercial development.

(c) Maintain existing land use patterns until completion of the Chambers Connector. The effects of the Chamber Connector and related road improvements on the immediate area should be examined upon completion of final design and right-of-way acquisition and any appropriate changes adopted.

(d) The area south of Fir Lane and east of River Road is appropriate for commercial and low density residential uses.

(e) Medium density residential development along the east side of River Road north of Fir Lane is appropriate, and requires a minimum development area of 2/3 of an acre.

(f) Rezone the apartments on the west end of Briarcliff Drive from industrial to medium density residential use.

(g) Delay for six months rezoning of the vacant parcels south of Briarcliff and adjacent to the Northwest Expressway from industrial to low density residential use.

(h) Designate the two parcels north of Holeman Avenue and west of River Road for commercial use.

(5) River Road/Knoop Subarea Recommendations.

(a) Maintain existing land use pattern.

(b) Apply site review for medium-density development in the northern portion of the subarea.

(c) Limit number of River Road access points to medium-density development in the southern portion of the subarea.

(6) River Road/Hilliard Subarea.

(a) Rezone small split-zone tax lots to their most intensive use.

(b) Maintain viability of existing residential land use.

(c) Recommend professional office development for the undeveloped land on the west side of River Road between West Hillcrest and Horn Lane. Only professional office development making unified use of one or more acres shall be allowed in the area. Access shall be limited to mitigate impacts on existing low-density residential development west of the area.

(7) River Road/Howard Subarea.

(a) Maintain the status of non-conforming uses.

(b) Maintain the status of existing medium-density land use.

(c) Encourage medium-density residential development for all portions of the subarea, with the exception of the following areas: Hatten Street commercial area, the area west of River road between Maxwell and Howard, and the area east of River Road between Owosso and Corliss.

(d) Recommend professional office development on the east side of River Road between Owosso and Corliss.

(8) Maxwell/Park Avenue.

(a) Recommend development of medium-density housing, while maintaining natural features, for neighborhood park and open space through use of clustering and site review.

(b) Concentrate medium-density development around the commercial node, with a transition to low-density, particularly at the northern and southern boundaries of the subarea.

(c) Apply site review for parcels fronting the Northwest Expressway and the Southern Pacific Railroad tracks.

(d) Maintain current commercial designation to the north of the line which would be Howard Avenue if ever extended westerly. Only commercial developments making unified use of five or more acres shall be allowed in the area.

(9) Riviera.

(a) Continue existing land use pattern.

(b) Rezone single-family residential south of River Avenue to medium-density and north of River Avenue to commercial zoning.

(c) Rezone all residentially developed parcels south of River Avenue and east of River Road to medium-density residential use.

(10) River Avenue. Rezone the area north of River Avenue to commercial.

(11) River Road/Irving.

(a) Rezone small split-zoned tax lots to their most intensive use.

(b) Parcels south of Santa Clara Avenue and west of River Road, that are not already developed for commercial use, should be zoned of office development.

(c) Designate the large southern undeveloped parcel for medium-density development.

(d) Designate the westerly portion of the large parcel south of Santa Clara Avenue and west of River Road for medium-density development, with an emphasis on development of health-related facilities.

(e) Maintain the viability of existing low-density residential development.

(f) Designate professional office development for five parcels north of Santa Clara Avenue and west of current commercial development on west River Road.

(12) River Road/Division.

(a) Designate medium-density development for undeveloped and under-developed property west of Ross Lane and west of Lee’s Trailer Park.

(b) The transition from professional office use to medium-density residential use should occur in the vicinity of a line projected south from the east boundary of the Santa Clara Elementary School property.

(c) Rezone parcels north of Santa Clara Square and south of Green Lane for professional office use.

(13) Irving Light – Medium Industrial.

(a) Use Planned Unit Development procedures to mitigate impacts on existing adjacent low-density residential development upon rezoning to industrial.

(b) Only industrial developments, making unified use of ten or more acres shall be allowed in the area.

(c) Consider amending the Plan designation to Special-Light Industrial.

(14) Northwest Expressway.

(a) Encourage development of a two – to five-acre neighborhood commercial node west of the slough for the following reasons:

1. Arterial street access

2. Access from the Northwest Expressway at Irvington Drive.

3. Large parcel size in the area.

4. Metropolitan Plan assumes large population growth in this area.

(b) Apply site review for development of parcels fronting the Northwest Expressway and Southern Pacific Railroad.

(15) River Road/Wilkes.

(a) Consolidate commercial development for property south of Swain Lane and bounded by the slough on the east and Greenwood Street on the south.

(b) Rezone split-zone tax lots.

(c) Designate medium-density development on the easterly portion of the large undeveloped parcel north of Swain Lane.

(d) Designate community commercial development on the westerly portion of the large undeveloped parcel north of Swain Lane. Only commercial developments making unified use of five or more acres shall be allowed in the area.

(e) Encourage commercial development contiguous to existing commercial uses east of River Road.

(f) Encourage low-density zoning for property south of Brotherton, across from River Loop #2.

(g) Designate neighborhood commercial development for two acres on the northwest corner of Irvington and River Road. Only commercial developments making unified use of one or more acres and with access limited to Irvington Drive, shall be allowed in the area.

(16) Public Facilities and Services.

(a) Land development patterns in the area shall accommodate the provision of fire and emergency services. (Fire subsection, Policy 2)

(b) If a transfer site in the western portion of the metropolitan area is desired, a cost-benefit analysis shall be conducted to determine its effectiveness before any siting plans are considered. (Solid Waste Service subsection, Policy 1)

(c) Future road improvements providing sidewalks and bicycle lanes shall consider safety needs of students, especially at intersections near schools and along busy streets. (School subsection, Policy 1)

(d) Encourage the continued multiple use of school facilities. (School subsection, Policy 3)

(e) When appropriate, land for park and recreation facilities shall be dedicated as part of the development review process for vacant land. (Park and Recreation Service subsection, Policy 3)

(17) Environmental Design Element.

(a) New residential development taking place in areas adjacent to the Northwest Expressway and the Southern Pacific Railroad shall be designed so as to minimize noise and visual impacts generated by these facilities. (Relationship of the Area to the Railroad, Policy 1)

(b) Examine the possibility of providing landscaping and a noise barrier along the east side of the Northwest Expressway as a means of buffering adjacent residential areas.(Relationship of the Area to the Railroad, Policy 2)

(c) Residential developments shall be designed to minimize potential conflicts with adjacent agricultural operations. (Urban and Agricultural Fringe Areas, Policy 1)

(d) With the exception of high voltage transmission lines, require the installation of underground utilities in developing areas. (Signs/Utilities subsection, Policy 2)

(e) Landscape buffers shall be provided for power substations in the study area by the responsible utility. (Signs/Utilities subsection, Policy 3)

(f) Encourage the preservation and restoration of structures, landmarks, sites, and areas of cultural, historic, or archaeological significance. (Historic Structures subsection, Policy 2)

(g) Future development along vegetated sloughs shall be reviewed to determine additional requirements, if any, to maintain and improve the sloughs as environmental assets. (Vegetated Sloughs subsection, Policy 2)

(18) Transportation Element.

(a) All street improvement projects should support and recognize that different streets serve different functions. (Policy 1)

(b) Support alternative to the automobile including mass transit, bicycle, walking, and carpooling. (Policy 2)

(Section 9.9610, see chart at front of Chapter 9 for legislative history from 2/26/01 through 6/1/02.)