CC Resolution No. 1851 • e.
3ESOL:~':G:I :;0 . :~9:
a~:~OL~ _JY OF P?.A:1:TIVG C0:*_*:ISSIJY OF !:-iE Ci':Y OF C~'P°_~:.:;0
~?°40CIVG ~`J ~~:dD."lE:iT TO T:~:E L.a.YD '.'Sc =i.E:•~VT OF ~ Gc;IE23I.
PL~:t
' `dHER:.aS, the ?lanniag Cua~ission, as a par: oc lts comnreneasi•~e i,eaeral
j ?lan scudy, has held puclic hearings and considered cestiaony :;om ?roper~y
~ ovners directly afsected by c:~anges in :.aad usa designacion aad `rom
repraseacati•~es oP iaterested groups and ~exbers uf che 3enera'_ ~ucl:c,
I ~04i, iHE~:ORL, BE IT RESOLVED:
' 1. That che ?laaniag Coffiission hereby approves aa amendmenc
! to the Land Use Elamenc to che General ?lan as sat :orth
=a Exhi3lt a attached hzreco and aade a part her_o:.
2. Thac the ?laaniag Co~ission he:eby auchorizes its
Caai:7erson to endorse eaid amendment and forward sa~d
amendmeat co che Cicy Cauncil iar adoption.
PASSED aYD .1DOP'LED chis 26th day of June, i9i8, at a regular aeaciag che
Plaaning Commission of che Citq of Cuoertino, State of Califo r..ia, ~y the
followiag ro11 call vote:
.1YES: Cocmissfoners Claudy, Gatco, {oenitzer, Chairparson Slai:e
`IAYS: Co~issioner ~ldams
aHST.~I:v: ;dor.e
~BSE:7'I: ;Ione
~PPAOVED:
/s/ Sharon Blaine
Sharon Blaine, Chair~e:son
2lanning Commission
aTTEST:
~
Sceve Pia~ecki
dssociate Planr.er
. • • Exhibit A
Resolution No.
AuRust 7, 1978
' CITY OF CUPERTINO GENERAL PLAN PROGRAM
DESCRIPTION OF POLICY AND Le4vD USE AMENDMENTS TO THE GENIERAL PLAN
~
~ EXHISIT A
~ This exhibit with accompanying maps is the adopted General Plan Land Use
i Element describing land use classifications and land use intensities for
! specific properties located within the community. Additionally, this
. exhibit containa wrltten policies which augments the graphic materials
~ describing land use changes.
The changea in land use designation are based upon the following generai findings:
1. The residential emphasis of the land use amendment for properties
, located in the "Core" area is consistent wi[h and reinforces the
goals and objectives of the General Plan.
a. HousinA Opportunity: The designation of properties for
residential use with generally higher permitted intensity
provides for greater housing opportunity to "make adequate
provision for the housing needs of all economic segments
of the cou~uni[y".
b. Co~unity Character: The designation of properties located
on Stevens Creek Boulevard and North De Anza Boulevard for
higher residential densities may curtail the monotony of
strip commercial developmen[ by adding variety of development
forms and activities on major boulevards.
c. Economic: The residential emphasis on key core area properties
will provide economic benefits.
-1-
~ ~
1. The increase in residential densities wiil increase
the supply of housing in various price ranges, thereby
enhancing the ability of Cupertino existing electronics
industry to attract employees.
2. The decision to alter the land use designation for several
key properties in the Core Area will not diminish the
anticipated future revenues to the City of Cupertino.
Typically, future revenues from a site will not be negatively
impacted unless a commercial option is being replaced by a
non-sales tax producing land uae such as residential or
industrial. Most of the land use changes in the Core Area
do not alter the options previously available under the
1974 General Plan. Only Site E and N actually delete commer-
cial land use options in favor of exclusive residential,
while Site G adds residential to the esisting commercial
designation. Any poten[ial sales tax losses from these sites
is significantly offset by the expected property taxes,
etates subventions, and indirect sales [axes fro~ the
proposed higher residential densities throughout the Core
Area. Also, possible [ax losses will be offset by closer
realization of the community objective of a viable Town
Center commercial development. In light of the above
observacions, che fiscal impact from the proposed land use
changes shouid not be a major consideration in the review
of the proposed General Plan amendment.
3. The residential densities described in the land use amendment
can provide for development wl~ich is economically feasible.
_z_
~ ~
d. Communitv Services: The General Plan revision w111 result in a
potential increase 1n the number of residential dwellings located
within the Core Area. The 1973 Core plan would have permitted
907 units at the maximum density ranve for the 13 development sites
under consideration. The revised plan provides for 1,970 units at
the maximum range an increase of approxir~ately 1,060 dwellings.
A site•by-site description of po[ential unit increases over the
1973 Core plan levels is provided in the "Land Use Summary Sheet"
attached to this exhibi[.
The construction of 1.910 d~aellings in the location and intensities
proposed by the General Plan will not overburden public and
private utility systems and other public facilities and services.
The construction of said dwelling uni[s would result in a theoretical
need for 27 acres of neighborhood and community park. The Core
Area of the cormnunity is currently below standard relative to
community and neighborhood park acreage. A final determination
regarding park acrea~e and facility's standards will be made in
conjunction with the ongoinq General Plan Consolidation proRram.
The Consolidation program may propose additional land acquisition
or a decrease in the level of service (lowering acreage standards
and/or facilities and programs). Additionally, the City may take
[he position of placing a heavier reliance on privately provided
ou[door recrea[ion space.
-3-
~ ~
The construction of approsima~ely 1,970 dwelling units (1,100
over 1973 Core P1an base) uver a 10 year time frame would result
in households contalning approximately 920 school aged children.
The 920 children would be schooled in grades kindergarten through
' high school. The school aged population is based upon school
I district forecas[ing factors which consider density levels and
I dwelling unit types. The City's tight housing market may alter tt
lifestyle models used in the forecasting technique. However,
I
representatives from the Cupertino and Fremont School Districts
have informally de[ermined tha[ [he proposed Core Area residential
development will not overburden their facilities and programs.
The residential dwelling unit increases over the 1973 Core plan
base will increase peak hour and all day [raffic levels within the
Core Area. The maximum denslty range for Site J, K and L located
north of Freeway 280 have increased over 100R. The density ranges
for the sites located south of Freeway 280 were also significantly
increased; however, the perr~itted density ranRes do not exceed
20 units per acre. Therefore, residen[ial developr~ent south of -
Freeway 280 will not exceed the 16 one-way peak hour trip constrain
The amended plan will provide for 592 units over the 1973 Core bas
for the land areas north of Freeway Route 2A0. The 592 additional
units translate to 445 adciitional peal: 4our Crips (592 x.75 peak
hour [rip factor s 444). The Core Area traffic analysis did not
concentrate on potential lane demands for De Anza Boulevard north
of Freeway 280 or Homestead Road, therefore, the impact oE 445
additional peak hour trips on [he local street system was not
assessed. The land use recommendation for Site J
~ ~
(representing 320 of excess peak hour trlps) contains a
statement requiring the submittal of a detailed traffic assessment
in conjunction with a subsequent :~pplication for development.
2. The land use amendment orovides density ranges which are broad enough
i to provide an opportunity to ensure housing availability and yet ensure
~ Chat future development will accommodate special site characteristics
I which limit density po[ential (e.g. small or oddly shaped parcels,
~
i
, potential privacy intrusion, incompatible commercial or industrial
• activities).
The density ranges are broad enongh [o encourage individual building
designers to build in amenities or barriers to adequately buffer
project residents from noise on ma~or streets and [o provide an
attractive archi[ectural form which is complementary to the
surrounding neighborhood.
The properties designated for residential use are of sufficient size
to enable project designers to develop a feeling of '~community".
Each residentially designated property is loca[ed in close
proximity to schools, parks, shopping, and other services and activities
necessary to support residential development.
3. The land use element amendment was originally planned to be adopted
in con~unction with the onpoing General Plan Consolidation ProRram.
the land use element amendment was adopted separately as a result of
development pressures placed upon the City and property owners by a
dynamic real estate market and higli property taxes. The City de~err~ined
that an official or de Eacto development moratorium would be inappro-
priate in view of a previous moratorium affecting Core Area propertv
owners.
..3-
~ ~
The land use element amendment decision was made in the cor.text of
tl~e broader bnsed General Plan Consolidation review and accordingly,
the ic~plications of the land use review relative to housing,
circulation, economic benefit, and municipal and utility services
were known. The remaining general plan elements will continue
to be reviewed. The review may result in minor revisions to the land
use element particularly ~~ith respect to the issue of park land acquisition.
The following policies shall augment the land use designa[ion diagrams and
policies contained in the General Plan.
1. Each residential development shall be guided by design guidelines
which ensure compatibility with surrounding developments and a
suitable living environment for its residents.
a. Generally, new residential developments shall make every attempt
to minimize visual encroachment into the private rear yards
of adjoining residential units. The buildings and site plans shall
orient high activity areas (recreation areas, parking garages,
etc.) and windows or balconies in such a manner as to minimize
possible external noise or visual impacts on adjoining residential
properties. Additionally, limitation of building height and provision
of adequate landscaped setbacks shall be used to buffer and
screen the proposed development.
b. Building heights and mass shall be limited in casea where
higher in[ensi[y development directly abuts single family neighborhoods.
c. Building facades should incorporate vertical and horizon[al chan~es
by use of projecting bays, recesses, balconies, dec}:s, etc.,
an~ incorporate broken roof lines to add dlversity and interest
to architectural form.
-6-
~ ~
d. Residential development should incorporate landscape screening and
appropriate buildinq orientation and placemen[ of parkinR areas, etc.,
to screen and bufFer a project from adjacent high intensity commercial
uses.
e. Residential developments fronting on Stevens Creek Boulevard and
"Iorth De Anza Boulevard shall be designed in a manner to provide
internal outdoor recreation space reasonably free from noise and
air pollutants resultinR from automobile traffic.
2. Lines of demarkation between land use classifications generally
are coterminous with property lines. In order to provide
flexibility, minor changes in demarkation betcaeen land uses
classifications may be permitted in cases where a property is
combined with another development for [he purpose of espanding
the combined land use activity. The combined land use activi[v
must be functionally and legally merged and [he change in land
use activity must not result in a ma,jor change in [he land use
character of the neighborhood. The land use chanqe shall be approved
in con~unction with a rezoning or prezoning and [entative map
hearing.
3. The Traffic Intensity Performance Standard adopted in conjunction
with the 1973 Core Area General Plan shall remain in effect.
-7-
c~r~r o~ cvper~t;no flene~aL plan
I. PLA.Y~ING AREA DESCRIPTION: AREA A
This property is well known as [he "Town Center" and is about 50 acres
in size. The area includes the site of the Cali Mill and a few isolated I
commercial developments, but is being considered for complete redevelop-
ment under a pre-approved master plan.
II. LAND USE DIAGRAM
! i
'1 ~ I LN~M CruVY+~4 ~ I VKWT ~
v~[~y~
W ~ I 1
/ / I Y~MAi
i / ~MY~~I
r~. $~c A ~
IiL. .
,~v.sn..~+.n
l ~
~
J ~ '
a P i i i
~ ~ '
wticve~
w erw~.s~
~ ~ I I ~
~ ~~wr~
I
III. LAND USE AMEiIDMENT '
Town Center is conceived as a Planned Development encompassing a
multiplicity of residential/non-residential usea. In February, 1978,
City Council endorsed Planning Commission Resolution No. 1803 providing ~
the construction of approximately 400 dwelling units as part of the over- I
all Town Center concept and designating as a matter of policy that
cer[ain of those units be made affordable to moderate income segments
of the community. ;
I
I
~
I
J
-8_
~ a~,y c~ cr~~atino ~.~eneunl pLar~
I. PL.V~I:IING AREA DESCRIPTION: AREA S
The subject site consists of three parcels each containing an old single-
family home, totaling 5.2 acres. The site is bounded to the west by Blaney
Avenue and to the east by Sdilson Elemen[ary School. Single-family homes
are the most prevelan[ adjoining land use, although some hiRher density
residential sites such as the Biltmore Apartments and Rodrigues Avenue
dupleses are located in the immediate vicinity.
II. LAND USE DIAGRA'.i
• r~*.~..s~
~ _ L~~ _ -
-r„ _ ~ a= L
t.j z _.`4: ~ 'c ~
r-^-` - -
,~~j
~..y'~,- ~
~~.._.r- ~ , i _ CU J_
a..w.ias = .ns ~
~wru -r.~ t-
. ~ Y.wat.
` ~ " I j
. f ^ ` ,R~ .
_ ' :1 'f. ~ ..u.~.
v(~
q~ _
~ 4~ ~ ~
'~'C~`
CGqt
l~~ i ~ ;,b ~ ..t
I~J~~ I~I
U
III. LAtID USE AMENDMENT
1973 Core Plan designatfon: Residential (4.4-7.7 units/acre density)
1978 General Plan Land Use Amendmen[: RESIDENTIAL at a DE:7SITY of 5-IO
units/acre.
Basis of ~endmen[i
A) The relatively-low density range is suggested due to the limited
~
ability of the surrounding street network to absorb [raffic I
generated by development of the site.
~
I
i
` ~
-9 -
¦
cir~y aF peutir~a ~ene~nl plan
I. PLANNING AREA DESCRIPTION: AREA C
The subject lands consist of five parcels totaling 2.93 acres, and
are located generally at the northeast quadrant of Blaney and Price
Avenues. Several older wood-frame single-family houses and acceasory
structurea repreaent current usage of the site. ~e modern "Bilt-
more Apartments"(approx. 13 units/acre denaity), and a future town-
' house cluater development(approx. 11 units/acre density) border the
site to the weat _and north respectively. •
II. LAND USE DIAGRAM
' o ~ ~ ~ ~'-----b) L
~ siMw uiec aw
. ~ r O ~
, _~°jC~ i ~t ,
1 ~ a~~
, ~
' a ~ ~ ' ~ d ~ ~
C~~ Oq ~ qad ~
_ ~a Q Q ~l.~
~ `..ti
+l~ ~ ~
.rrv ^
. I O ~ ~ I
wrt ~
~
IIZ. LAND USE ~1ENDMENT
1913 Core Plan Designation: Residential 0-4.4.units/acre
General Plan Land Use Amendmenc': RESIDENTIAL-USE at a
DENSITY cf 5-10 Units/Acre.
Basis of Amendment:
A)The propoaed density range Breserves the character of the exiaC-
ing neighborhood •
~ /
-10-
~
ct~y n}' cupenrttno flener~L ptan
I. PLADINING AREA DESCPIPTI09: AREA D
This land area contains approximately 2.52 acres in a relatively
rectangular shape, and is located at the Southeast quadrant of
Stelling Road and Stevens Creek Boulevard. Currently, the area !s
~ frageiented into nine small lots, most of which are served by an
access corridor through streetfront coffinercial activities on the
~ south side of S[evens Creek Boulevard.
~ _ _
II• LAND USE DIAGRAM ~
~ I ~
~ ~ ~
~ ~ f ~
.o.,
~ ' '
W,.
i 1.'w I O I~ aru
~ i ~r.a
J \
~ ~ ~ ~ . ~ cw~r»
. ~ I r..ri~ _ ~
I aa i - L_! o
i
~ ; ~ ~
} i~ ~
i ~ ~
~ ~
~
i
~ III. LAND USE AMENDMENT
1973 Core Plan Designation: RESIDENTIAL 0-4.4 Units/Acre
General Plan Land-Use Amendment: RESIDENTIAL use at a
DENSITY of 10-20 Units/Acre.
Basia of Amendmen~:
A) Increasing density levels above current limits will require
consolidation of fragmented parcels into a more cohesive
built-form.
-11-
c~~ o~ r~pear~r~o ~JeneuQL plan
I. PLA.^INING AREA DESCRIPTION: AREA E
r
This parcel is a single lot of 5.0 acres fronting on Portal Avenue and
Stevens Creek 8oulevard. The site is currently vacant, and is adjoined
by a new shopping complex on the east, a single-family neighborhood on
the south, and a retail furniture sales on the west. The site is well
proportioned in its current configuration and permits considerable
variety in physical development form.
II. LAND USE DIAGRAM _
I J ~J !_J L
. _`=r~ I :
~-~L
i !I r"
~ i ~ ~
i ~
~J .
,r,~.. ~...r
` r~ 'r., ~
~
r I-^ `J
~
• i ,rre _ 2i I ~1
~O~~r] ; ~ I ~-._.1'~-` . -
~ ~ ~ - ~L7L~ _
I _ _ . ' ~
r-.~. ~ []~'Q6 (
I
r i ; ~
sL!-L.,] ~ i
~ ,
l
III. LAND USE AMENDMENT
1973 Core Plan Designation: General Co~ercial, Residential (4.4-12
unitsJacre density).
General Plan iand Use ~nendment: Planned Residential with a
permitted density of 15-35 units/acre.
Basis of Amendment
A) The site is of sufficient size and shape to permit large-scale development
while providing adequate seperation from adjoining low-intensity residen-
tial uses.
-12-
c1r~}r a~ peRttno flene~nl pLa~
Z. PLANNING AREA DESCRIPTION: AREA F
AREA F encloses a square-shaped space of 4.8 acres currently divided into
two parcels. The site is undeveloped at this time, and is bordered to
the weat and east by retail commezcial activites and to the north by
single-family residences.
II. LAND USE DIAGRAM
J 0 Q ~ Q ~G~i ~ Q Id~
~ ~
a ~'i~Ca6~~'C1~c=~_M~,
~ ; .srr~ ~ _ j
; ; j ~
r~ ~ - _ _ CJ q~.
cn~a 4v~
Q ~ ! I
o ~ i~ ~
~ I ~
~ ~
i _ ~
~
...r.
~
. III. LAND USE AMENDMENT
19Z3 Cbre Plan Deaignation: General Co~ercial, Residenti~ai (4.4-
12 units/acre density).
General Plan Land Use Amendment: Planned Co~nercial/Residential with a
~ density range of 10-20 uni[s/acre.
i Basis of Amendment:
~
A) The si[e has limited access to public streets, a nd ad,joins a low-
~ intensity residential neighborhood thus limiting design solutions
i which might result in higher dwelling unit yields.
B) The fragmentation of property ownerahip reduces viability of street
! residential deaignation.
~ -13-
ctt~r ~ penctna fleneRnl ptar~
I. PLANNING AREA DESCRIPTIOY: AREA G
Area G contains 3.8 acres and has frontage on three public streets.
~ With the exception of a small parcel at the Northeset corner, the
si[e is undivided and forma a proportioned rectangle. A mixture
of uses surround the aite, including multi-family housing, conven-
ience aervices such as a restaurant and car-wash, and research/de-
velopment industrial buildings.
~
' II. LAND USE DIAGRAM
i _ - -
I .
~
~ ~ ~ ~ L.
' L~ ~ ~
~ ; ? ~ ~
; ~
Q p l S17E G ' ~
+ V~ ~ Q . wt
I ~.r ' _ W
~ ~~O ~I~il~
I '
~ ' .
I ~ I ~ ~
~ I
i
~ I _ .
III. LAND USE ~~ME~' `
1973 Care Plan Designation: General Commercial
i General Plan Land lise Amendment: Planned Conaaercial (
~ Residential mix with a permitted density range of 10-25 units/acre.
Basis of 4~endment: • I
' A) The relatively high density range will maximize dwelling unit
yield without adverse impact on the character of the immediate
i neighborhood
B) The density range allows felixbility in slte design to buffer
~ new residential construction from existing comm/indus. activity. J
-14-
c1~ n~ peatino fler~eswl. plan
; I. PLANNING AF.EA DESCRIPTION: AREA H
~ This 7.1 acre parcel is composed of 3 parcels which form a well-
' proportioned rectangle adjoined by the future extension of Bandley
! Drive. The site is within the De Anza Boulevard Conceptual Plan
I
district and is sub,ject to special uzban design standards as pre-
j arcibed by zoning conditions. The site is currently vacant.
i A portion of the Northwest corner of the site is occupied by facili-
ties of California Water Service utiliy; While the u[ility has no
~ immediate intent to relinquish this site, an agreement with the City
~ for interim park usage is a prosoect.
' - -
I
,
~ II. LAND USE DIAGRAM X~'-~~ ~ i~
i ' i ~'\~j~
i ' ~ a~ ,..u.T
T ~
~ ` L
~ J I ~ ` i ~
o ""'V'V
~ - • w
Il,1~ :iiC - `f ~
( ~ L j~1 ~ .
I ~ v ~ ~
~ w.. ~ .r.a.....wr ~
~ l~ ~ c
~ ~ , ~
~ l t,
~ p
~ ` ~ / I
~ ~ I
~ ~ ~3 ~1°' ' ' i ; ~
i ~ , I 0
III. LAND USE AMENDI~NT
1973 COre Plan Designatfon: Planned Dev. (Coami., Indus., Rea. 4-k0 Units/
( Acre).
1 Ganeral PTan Land Use Amendment: pI,A1qPIED LIGHT INDUSTRIAL I
~ Basia of ~endment: ,
~ A) The probable building form resulting at the recommended density I
range will compliment [he character bf the a,joininq single-family
~i neighborhood.
-15-
ctt~ n}= peRtir~o ~Jene~traL pLaa
I. PLANNING AREA DESCRIPTION: AREA I
Area I is bounded by De Anza Boulevazd, Mariani Avenue, and Bandley
Drive within the De Anza Boulevard Conceptual Plan dtstrict. Total
area enclosed by the site ia approximately 6 acres under single
ownership. The iu~ediate neighborhood is currently undergoing an
extensive variety of development activity, including a new tract of
detached, single-family homes, the new My Mountain Ski Sales center,
, and a speculative induatrial center to the north.
i
II. LAND USE DIAGRAM: I ~ ~
~ _~i',
- ;;W~asrac
j ~~..n ~
. ' I~~. M
~ , ~ I ' %~l ~ ewr`~ ~ ...w+
3 .,a
~
~ ~
~ ~ ! °
~ ~ , ~ , ~
Ji . i '._._i v ~
: ~ ' ,MO ~
~
- -
'
~„.,,;e, ~l. sir i :
- ~
-~1 _
`'?'T--.
. '
, Z C
,
- - :y`w
~ _
III. LAND USE ~AMENDMENT
1973 Core Plan Desigttatian: Planned Dev.(Comm., Indus., Res. 4-10 units/
acre).
General Plan Land Use Amendment: Planned Coaunercial/Industrial mix.
Basis of Amendment:
Surrounding co~ercial and industrial activities coupled with the
small size of the property prec.ludes a residential development option
for [he property.
-16-
~ r . . . . . . . . . . . . . . . . . . .
c1~}r n~ peRtino ~er~enoL pl.an
i I• PLANNING ARGA DESCRIPTION: AREA J
i ! The subject property is currently unincorporated and encloaes an area of
i 18.5 acres. It is used industrially as a fruit-products packing plant.
i Note that the site is joined on the east by an extenaive townhouse
. development of relatively low-intensity built-form.
i
~
~ II. LAND USE DIAGRAM
~
I ~ ~ ~-r
~o- b~! g~.~..;
~
LO ; ; r"t r'_.,
J
,
i ~ D C.3Ca
L--- ~7~
, ~ ~ ~
sn~ ~ . ~ ~
I ~y ~n~
t,s
~i
III. LAND USE AMENDMENT
1973 Core Plan Designation: Residential 4.4-12
General Plan Land Uae Amendment: RESIDENTIAL with a permitted DENSITY
range of 20-35 unita/acre.
Basis of Amendment:
j A. The shape and scale of the sub~ec[ site permits adequate design
i flexibility to maximize dvelling unit yield and to prevent adverse
1 influence on exiatinR neighborhood character.
~
j• B. A detailed traffic report shall be prepared prior to redevelopment of
~ of the aite from its present low intensity industrial activity to the I
! projected residential use.
1
I
~ -17-
~1~Y n~ peut~no ~Jenennl pLan
I I. PI.EINNI.IG AREA DESCRIPTION: AREA K
I
i AREA K is 7.4 acrea in total area and is substantially-surrounded by
existing or proposed uses of a relatively-intense nature. This area
~ is currently used as a flower nursery and is under Williamson Act contract
I as an agricultural preserve. Acceas to public [horoughfares is provided
ae a corridor through coa~mercial property to Homestead Road.
{
II. LAND USE DIAGRAM l ~ i
4 ~ ~w1t K i
~ L„ n..
~ I ~ .~ruw ~wo~~ v..~««. ~
~ I ~ ' U ~ lrVt~'u
: ~'+..~+_rt_,
. ; ~ ~a~W ~ ! ~
C~~ " ~ 7 ^ ~ i
~ ca~n = p~r.~~
i ~ .rt..,a ~.o
~ ~
- ~
~ , ~
; •
i i i ;
, , ..~'^w i u~,:~r Y" +n,n ~ a
~ y.~.. ~1 ; i .,w ,,,.rt
, , '
~
un ~
~ ~
~ R"l. 2D~
u
i ~
. ~ ~
III. LAND USE ~ME~ '
2973 Core Plaa Designation: Agriculcural
~ General Elan Iand Use Amendment: Agricultural with an imderlying
, use designation of RESIDENTIAt at a DENSITY of 10-20 units/acre.
Basis of Amendment: .
' A. The high density range permits adequate design flexibility to
' maximize dwellin unit ield which
g y provida adequate separation
~ of residential from high intensity commercial uses.
i
B. High density residen[ial will not adversely influence the c~taracter
~ of the adjoining neighborhood.
i
;
ti
-is-
i
~ cir~y perztfno Dene~nl pLan
i
~
i
I
0
! I. PLANNING AREA DESCRIPTION: AREA L
The subject site is nearly square-shaped and encloses 9.3 acres. The
property is currently in agricultural use as a flower nursery and is
under Williamson Act contract. Reaidential use of this site is almost
predispoaed as it is adjoined by multi-family uses on the north and west
' (Sunnyvale City limits) and single-family townhouses (12 unita/acre)
on the east.
~
II. LAND USE DIAGRAM l ~ i
~ .,~/t K i
~J n~
1+t~ urYr.O wwo~~ 1~r'w~~i .
I ~ ~ .
I
' I a i ~Jl.'L1
ll~ J1'1ij .
s....~u '
, ~ Sf'L L ~.n s i'
. I, GGG ~ c,,:,.
.
. ~
_ ' I 0
~
,u ~ ;
~ ~
L • ~•~T I 3
wr„ y~ ~ ~..rr
i
~ ~ i~
~
;
~ ~ ~x Q
i ( -
i ,
~ III. LAND USE AMFNDMENT ~
i
1973 Core Plan Designatfon: Agricul[ural
, General Plan Land Use Amendment: AgriculCural with an under-
lying use designation of RESIDENTIAL at a DENSITY of 10-20 unita/acre.
Basis of Amendment:
A. The proposed density range integrates the subject site with the exis[ing
( developed form on a similarly-sized and shaped property to the east.
t B. Sewer aervice capacity in this vicinity requires density restriction
[o the limits suggested.
~
~
-19-
ct~}r o}~ cr~pentlr~o fler~eQn1 pian
I. PLANNING AREA DESCRIPTION: AREA N
AREA N fronts on Stevens Creek Boulevard between Blaney and Randy Avenues
and contains approximately four acres. The shape of the site, and its
direct interface with an established aingle-family neighborhood, create
difficulties of design layout and height relationships which favor a
mixed usage concept. The site consiats of three parcels, one of which
on the extreme vest edge, is currently proposed for townhouse develop-
ment at 11 units/acre.
i II. LAND llSE DIAGRAM
;
. 1r~n 4~/!ta!
i Y I
. VIS :1 C$~ p I I
i~ ~I~ ~
I~ ~ ~ W~~ ~ Z
I L' I o
' !I ~ pC~I.~~L~'.~C~~7LL`
' - ~ • ~ ~ ~,,,--r
i ~ , ~~j~l ~
'~ILI 3 - II
- J'- ~C t~'~''~j J a U
j ...o
i la~-~~ ~ n-
; C
j~s~eta~cr ; ~J'.....
' r-~~~~ a
i ~
. ,wr~ .~i.~c
; III. LAND USE AM~~MENT
~
1973 Core Plan Deaignation: Commercial, Residential (4.4-12 units/acre
density.
General Plan Land Use amendment: Planned Residential mix with a
' permitted densi[y range of 10-20 units per acre.
,
I
~
~ ~
-zo_
. . ,
r r~ '
~ LAND USE S(IMMAKY SI4:ET , ~ '
GENERAL PI.AN AMRNAMF.NT
General Plan
Amendmen[ 1973 Core Plan
Potentinl 1973 Core Plan Potential
Net Land Use Type Residentinl i.and Use Type Reaidential
Site Property Acrea Md Intensity Unita nnd Intensity Units
A Town Center 19.11 * 400 Mix A 12-16 Du/Ac 230-306
B Wilson School 5.16 R 5-10 Du/Ac 26-52 R 4-7 Du/Ac 21-36
C Bluney Ave. 2.93 R 5-10 Du/Ac 15-29 R 4.4 Du/Ac 13 •
D Farin School 2.52 R 10-20 Du/Ac 25-50 R 4-12 Du/Ac 11-30
E Portal Avenue 5.3 R 15-35 Da/Ac gp-lgb Mix A 4-12 Du/Ac 21-64
F N. Stevens Creek Blvd. 4.8 Mix A 10-20 Uu/Ac 4R-96 Mix A 4-12 ~i/Ac 19-58
G Lazaneo/ De Mza Blvd. 3.8 Mix A 10-25 Du/Ac 38-95 PD Commercial 0
11 W. IInndley 7.1 (P) ML Mix B 4-10 Du/Ac 28-71
I Muriani 6.0 Mix C Ptix A 4-1Q Du/Ac 24-60
J Packing Plan[ 18.5 R 20-35 Du/Ac 370-647 R 4-12 Au/Ac 74-222
K Forge (P.W. Market) 7.4 R 10-20 Du/Ac 74-148 Agricultural. 0
- L Forge (fiomestead) 9.3 R 10-20 Du/Ac 93-186 Agriailtural 0
N Randy Lane 3.9 R 10-20 Du/Ac 39-78 Mix A 4-12 Ihi/Ac 16-47
TOTALS 95.82 1208-1967 457-907
Land Use Type Code
R Residential Land Uae •
Mix A Residential/Commercial or combina[ion of each land use category.
Mix B Residential/Commercial/Industrial or a combination of each land use category.
M1x C Commerc~al/Industrial or combina[ion of each land use category.
* Land uses [o be regulated by Town Center zoning plan. Refer to Site A text.
NOTF.: Site M deleted from atudy area.
~ ~
~
, ~
a
~IESt?LUTIpH l~00. 11351
A R~: t~L~J'1'Ipil 0~ T~ CITX COU~CIL OF- T~~ C~'T`1 0~ CUp~]UIO
IlCC~PTING A~ICATII~ 0~' A~1L P~tf1PF'.~`l'Y F0~ ~ttAAbW?T PL~RPOS&$;
A~'PIl03II~IATl~I.1f .OkB ACRE I.OCAT~D ~1N THE ~'J18T SIDB Q~'~ l~irAMBH
~ AV'SN118, SOU`~H Ol~' JUHIP~O SFRRA F~t.~~1~iJ1'Y' FIiA~FI JO~~ ~S
~F~IS, xooaph l~zsal~ hae ~xt~utsd ;t d~diewtion vtiich i~ in ,~ood aad
sufxl.ci~aae for~a~ gra~tizsg to the City of Cu~rti~o, Couuty of ~ant~ Clara.
Stata of Californis. th~s fee titl~ to ~est~iri raal properCy for ro~c3wty
pur}iose~, si.tuaCe in ~he Gity of Cupsrtino~ nwxe+ particul~rly descri~d iix
at•tached Eachibit "A" end ~xhibit "B" +~e fol.low~:
All thet cartaia ~eal propsrty eituat~ in the City of
Cupertino~ Cuunty ~f S~nCa Clexa~ State o~ California~
cnn9l~tin~ of approximbtal~• .OGB ar.r~, located on Che
east side of Blaney Avenue~ r~outh uf Junipera S~rru
Freeway.
NON, THER~FUAE~ 8£ IT RESOI.VEn~ th~t the CiCy of Ctapertino acce~pt suid
grant so tendered; and
IT IS FlJ1tTHF..R RE50LVF.D~ ttu~t the City Clerk bc and he is herel~y authoY~
izeci to recaxd said dedi~ation and tbis Reaoluttun.
PA55ED ANU ADOYTED at a regul.a~r mP~ting af the Cit~ (:ounc~.l af the City
uf CupcrCino thie bth day o~ AuRr.~t ~ 1969, by the following vate:
AYES: [:c~uncilnten De~ven~ Noel.. Aempster
NOES: Gpunc~lmen - ;~one
AASF.NT: Caunci].rn~n - pitzgerald, Stokea
AF'~kOVEJy : /
~ ~ ,
V r .r
~~L ' ~ ~ , ~
w ~ ~
A~"C'F,ST. , I y r, Cif.y a# Cuj?er irta
%
~ : f,~
Ciry Cl.ark
. . . . . . . ,
~ , ~ ~
~
' R~~. 1$51
~ ~ ~Ck.l'[BIT "A"
~DGIl~ltYNG at a pa1At L~? th~ ceat~crl3.wt o~ Hlat~ey Avanue (Sd feet wid+~)
. discam~t t~~raeca~ alarng said csataarli~na 8auth 0°21'45" E+~at, l.15.75 fa~t
fxcna ~he Y~orr2~wsaesrlr carasr af tbe 16.~9 acre t~r~ct o~ 1r.,ud ca~nrrepQd
by Adrr~ ~~ckMr, ~t s~ a t~ Caarl p. rls~ciuer, at sl, b~r Dead dated ?irr 6~ 1937
~fl r~sc~rd,s~ May 6, 151~~ i~ Dook 8Z5 0~ O~~icial 1lecoxd~ i:t p~:~~ ~2 ~
~S~ord~ af Saata Clar~ Couot~, Califosuia; theuce leavi~ •sid ~OI1~1`t
; 0~' a'l~~lI1~G alar~ said asatsrlir~ ot B].aa~y Av+eau~ ~uth 0'21'~S'~ Ewat.
M, i0,A0 f~eet; 'sha~o?~ca l~avi.~ tai~! ceuterlfane al~, a lins paxallel_aith
th~ lto~th~rlr lia+r of s~i,d x!f~.~ a~r+o tract PTarth 89"2l'S0" P.~et, 30.Op
fs+i. Ca ~a ~oiot distaa~r ~st~rly 30.ti0 f:et ~aaiurur~d at r~,,~ht a~l~e,r
~ fro~n •~id c~trtasl3oi o~ Bl~ Arr~ua; thanCe alotsg a liae parall~l wi~h
Iaot said ceata~~~ne Noxth a"21'45" West, 70.00 f~~t tn a pr~int d~.~taat
' the~ean South 0`21'45" ~t, 113.75 feet fxbm the aforeaaid Nortl~arly lin~
' ort the 16.89 ~~re Cract; thsnc~e ~elong e line pArel?~1 with said tiarth~rly
line o~ tha 1~.89 acre tr~rct South 69'21'S0" Wt~t, 3q.00 f~et tc~ tte~ POII+iT
0~ S~TNNINC.
• . . . _
• i
~ ~ ~
A
~
~,vo.B,_-_. _ . _
~
~
J ,
-t
~ : ` . 4! - ''7 . , ' . . ~ .
r . . ~ ~
~ . . . . . ~
l~j '
•-v,
~ ~
?
r. T ~
~ . ~ -.y 8:7. .
, ,
t~
' t.
~ 1 . . . .
~r~ .
, ~
r ~ "~V
. ~
.o
n ''r ,1
`
\ ~ 7
,t. - - - _
: ~ ~7 ~
.
~
i
_ , . ~ ~ ' ~Ir . ~•ti ~~t
..'v,v ~ = ' ~ ~+a. .SF 4.c'. ~
- ~ p-
~ ~r
•'l ~
'Y~
i ~ ^
\ ~
~ ~ ~ ~ ~ . . . ~ T
I ~
i- i 4~ , i~ , L~
.a /
t~. ~ u ~ > ~ i 1,~
' ~ 4~ ~ 'fi~f,t'J .'a:': t yi~D ~
~ . . . . ~ _ . ?
~ ~G~~'E~'h~ F~~'A~~'
_ f~~~~,vir> r .:~.1..~.. ~'~ADW~Y'D~`~,~/~''~4rIDN
n~ r ,x
, ~
4ESQLt~'CIQ~1 ~iU., ? 851
: :1 RESOLJ`~ T.~H 0~' P"L.~:t~rZV~ GOCwL'~LTSS; ~N C~~ ~fi~ CI"I"f CF C ~P~'~Z`~~:~rq
~.k'P~(3VIYC', :L,V ?.M~;~Di"1~~V'I' ~"o ~ C.~?,.'~D L:5~, ti"s.~~~:1T OF GE.~'+~i~t.~.L
P'L,a+J
WEiERF..~,S, the PJ.anning C~cmm~.asti~n, ~s ~ oart of its compren~n~i•re t;anrrs?I
Plaai ~tudp, na.a held publ.J.c hea~r:n~s~ asid con~i.dexed ta~t~ca~ny from pran~rr.~
a~n,ers dirac~ly a.ise~ced by chaiYges in d.aand u~s de~~.gn,ation a~nd :rom
rapr~s~r~~at~.ves iacsre~twd group:~ and mainbers of th~ g~neza~l ~,,~blic,
;~G4i', 'I'~~Id~EFOt+~ ~ BE TT ~,ESpLVED:
1. That the Pl~ning Caumxi.~~ian he:c~eby a~ppr~vt~ an ar~r~nr~raeat
to the ~.axid Use Ela~nez~t to th~: ;:~+n,exal ~'lan as y~t ~orth
i~ ~;chibi.t e1 ~Ctache~d b.ereCn ax~~i caad,~ a part he~ra~~£.
, 2. Ttxat t:~e PLamning Coa~.ss~,~an hra;r~by ~uthor~z~~ it~
Chairp~r~r~n ca and~rs~e ~a1.d am~adt~~.zx~ a.~d ~arwasd s~id
a?m~ndm~nc ~a r.he City ~s~u~.ci,l fs~~° adopti.on.
PAS~ED At~fiD ~,AUP`TED ~h.~s ~5~h da~ a£ Jun~e, ~,978, a* a regul~r. meet~.:~~ o~ the
P1anrLtn~ ^~cmmi~ssi~~, th~ Ci~y ~t' Cupertino, Stat~a c~f C~~iinr^~a, by che
fallaw~,n~ ~•011 a~1J~ vote :
AY~S. Comas~.ss3,r~n~az~ ~C'~.avxdy, ~;atco, Ka~nl.tx~r, Chairp~ers~n 91,~~»n2
, ;tAY5: ~otumi.s~ian~r ~ri~
assx~,zw: ~rQn~,
~B: ~:VT : None
:~PPRDVED :
, ~ / s / Sharo~z B~~tin~e
~ ~~yharo~a 81~ine, Cha.ir~~r~an
, . ;pl.an~niag Camarissio~.
??T"1'~ST :
, ' ~C~?"~+4.
....a.,.~..,.~.y....~.......
~Cl."V'~ ~f.~+a~~..~
~,s$cs~,i.ac~a~ 2~~.a~~ner
~
. . , . , , _ , . , , , , , , , , „ _ ti'n „i4 , , , ~ :i~'.~~ ~ ~~tde~,iid . ~~~.~~',.~~~M1~°ar , ~i 1 6,~~,.i 1 ~~~'~I~~{'~~
- . ~ ~ $x,~~.bit A
~ Re~?4lutirsn ~V~.
A~i~t?~r: 7 ~ 19"18
CI'I"Y OF CUPERTINQ ~EN~~1.L P'~.~1N PROGR,A~
D~~~,;RIP'~ION 0~' ~'pLIi,'Y ANT1 LADiT1 tJS~ ~NDM,~NTS TO THE GEN~RAia PLAN
E7CHI$IT A
: ',['hi9 exhibi.t wit~ accom~an~ing maVa i~ ~t~e adGpt~d c'~neral P1ar.. i~,~nd U~e
~ E,1~ase~rC dee~cri~~n{~ land u~e claes,~.ficati~n~t and la~td us~ intren~itiea for
s~peci:Eir~ pr,oper~~e.r~ 1oceC~~ ~ithin thc communicy. Additi.pnally, th~~
, exhibik cc+nCaina writ;ten polic~.es whi,ch augmertt~ t11e graphic uiatex~ials
d~e~acribing It~nd u~se ci~anges.
; ~'he cner~ges l~d uae de~i~ztation are based upon ~:he f~~1~3win~ ~enara:l fittd:f.ngs;
1. The rPSidential empttas~is of the land uae amendtnenr for pro~Erti.~t~
:iocaCed in the, "Core" area is consistenC with and rein~b;rces th~~
g~.~~s and ab,j~ctiv~es of the C~n~ral Pla.n.
~ a. Housin~, O~pnr~ku~it~: The d~si~nati,nrx o~ praper.tie~ £~~r
' residen~i;a1 iiez with ~eneral.ly hZgY~~r ger8~itted i~ntensit~
provides ~or greater f~ousin~x vp~ortunity ta "make adequaee
pz~o~~iRion ~or. the ~ia~.~i,n~ need~ of a11 eaonami.e se~ments
of tih~ cu~rtmun~ity~r.
b. Cc~mmt~z~~~~ar~cter. ~ Th~ des3.~r?attox~ s~f prap~r~~.e~ Yocated
ati SK~v~ne Creek ~~ul.evarcl ar~d ~torth D~e Ar?xa Bou1~s~~~.r~i Ear
ht,~h~x.~ rc~:~,#,c~en~i.~.l ci~n~iti.~s ma.y curC~i3. Che moriocany oi~
' str~p c:omtn~r~:~.~~. d~ve~ln~rment by add~.ng var~.eey of c~~vrr~,apm;enk
~ar.ms a~d acti~rities on majar bpulevards.
c. ~c~x~omic ;'~lte r~~~id~nr~.al emphasis on key ~.are r~r~a prap~rtir~s
Sa~.ll pr.vvicie ecor~nmzc b~nNftCs.
~
-x-
; ,
.
; , ~ , ~ . , ~
. rti
4 . ; , , , i „ ~ , . „ , „ r„ : „ ~ ,..m.~
~ ~
1. ~'he~ i.Y•~c.r~ase in z~siderati~l d.er~s:it~~:~ wil,l inct•~~s~
Che su~p.~.~ lxous:~.t~~ i.x~ ~~i~z°:i.c~u~ {~ricr~ r.attg~~ ?~ht~r~by
ez~r.w,n~irag t~h~: r~latl.ir.°y r~~ Cuperti.r?o ~~;i~t~in~ e,~.E~CC1COt'll~.C~
ti~r'u~~.iy t~ attrarr, err,p~.u~N~~.
' 2. T'he e~c:rt,~tuz~. tc~ aJ.i:.er txa~ ~and us~ c~es:t,~natiocY ~csr sever.a:4.
k.~5 u,,~~p~,~t~~±s in ~.h~ Cor~ Area wi11 nt.~~ dim:~nl.~h the
anC,~.c::i~:~aC~.td f:ut'ur.e retrenues f:a the Clty of Cuper~:tnc~.
'~yp~I,.call~y, ~uture ~:e~renue;~ f~rorn a sit_e cai1.~1. rtc~r be n~gat~.v~~;
impact~ci un.less a c.onunerc:.i~.], n~tio~ t~ hein~ replac,ed k~,y a
~zor~-sr,1e~ tax Zar.od~~,cin~ .l.anct ixse 9UGI1 {.~s 1'N~~.d@11tij:A~. OY
~ iuc~~ :~t~:;1~a~.. Mc~sfi aF th~ land us~~. clzangeb in th~: C~X~ .!!i`~a
~o izat ~tlter. thc optic~s~s prev3.ousl.y avai~,~3ble under the
197/~+ Gen~ral Plan. U~1.y S3.te ~ and N act.ually cielPte ~ommer~
clal land usN r,ptions ~.re favoz~ c~f exclusl~va r~sidetltitt7.,
' ~~rhi:e SitP G a~~ds :-~std~:ntia~. to th~ c:ci~t.tng commc~r~ri.m~,
de~i~nation. .Axzy pote~ztis~I sal~s tax 1~nsses f'r~in th.~~e ~:Lt:e~_
is :,~~~~r~ifscan~.xy offse,t by the expect~ci prapex~y tax~~,
staCes f31x1' JE'.t1C~0t19 ~ arid irid~rect s~~.es taxes f rom ~he
~ propoc~c~d ,~i.gh~x residantir~l den~ities thr~ughout ttze Core
Area. A7_soa Zar~a~~.1.~1.~ ta~ ~cr~ses will be c~f~s~t by r.losez°
re~cR~.~.zat:ian of Ch~ c~~tn~aun:CLy ot,~~ct:ivE~ a~a1,~~b:l~ Tc~wri
CenC~x c.e~c~nrl~x~c.,i~.1 ri~ev~:lc.~~emen~, ~n J..tgk~t of the ~bnvE
~)~serva~ions, ttt~ S`isca~, impaeC tr~m the prcrpo~ed ~~nd uee
~:~h~n~e;:~ sho~xlci noC be a rr~jc~r cc~nsfderatian ~.n ~he r~view
4f Ct~~: pr.opc~s~c~ G~eneral pl~n amendm~nt.
3. T)~e xr~s~d~z~t,ial. ciens3ti~~ d~scr~bed in the 1~nd use am~~dmenC
~ c~t~ ~aKC~vicle £o,r dav~].c~pm~x~t w~ic:t~ is ~cannmfc,z~l;l.y £easi'ale.
_2~
~ ~ ~t.~. 4 ~ ~ ~ ~ ~ ~ ~ r , ~f
, , , , ,i~' , , , , ,1 , ,t~~,,,.~' ~ ~,~~t ai^;.4 , ~ ~i~,i„ ~l ~;k' ~il,sl „ , , . „ , . ,;,I I..f..r,.luiftl~uti......~
~ ~
• c-1. Ccs~rcm~axtity
:~~ervl.c~~: Th~ ~~neral. Plaz~ rezvia~:~an w~ilI. rN~urC in a
potential iner~a~G i.n C1~~ nuu~bpr c~f resi.d~~k:~.al c.~wel.li.n~~ 1oc~Ced
wi.th~.n ~he Cor~e ArEa, The 19~ 3~;ore p~.an raauJ.u have perml,tted
907 unit~ aC ~h~ max~.mum d~:n~'~ty range for the 13 d~v~lc~pment eitr~~
under ca~.s{der~~~C:loai. Th~ z~v.f.spd p.l.,~n prti~vides f~z~~ 1;,97~ unit~ aC
the m~~cimum ranae ~,n irncx'~r~~~ of a~~rpximatel.y J.,OBO ctwe~.l,in~s
A~iCe-t,y-~~.te dw~ci~iptinn pcatexiCial, txnit .~nr_~~easeg Uver ~Che
1973 Cnre plan levels ~.s prr~vid~~ ~n tlae "T.anc~ 1Js~ ~urt~mary Sh~:~t"
gttached r_o chi5 exh~.bit.
The c~n~tr'uc:tic~n ef 1„970 cita~.l,lin~~ l.x~ tl~e ~.~cat.ian an~ in~enMiti~s
pro~ased by tne Gen~~aJ. ~'1~n will not overburd~n pi:Ul~,c~ and
(~rlvatr~ ut~.l.i.ty ~y~tems a~d other publ,ic faciliti~s and services.
Th~ con~txucCi.can of said dwe~ling uni~s :~rould resuJ.C: 3n a thear~tic~:
need for 27 acres of nei.~hborFiaod ~,n.d communi.~,y parlc. ~The Cor~
Area a£ th~ c~mmunity is r.«rrenC~y }~eloc,r standard r~lative ta
, c.ummu~nity and n~igttbarhooci park. ac~'eaqe, A f3na1 d~terminati~n
regardi.ng park acrea~~, ar~d fac~ility`s ;~tc+ndaxds ~i11 ~e made in
can~unct3c~n witt~ the ungc~i.nq (~~e~teral ~Isn Conso:li~atio~. ~ra~r,am.
'Th.~. Consol.i.dation pr.~.~~t~atn may prc~pase a.dd~tian.~l land ~cc~~aisj.t~.an
~ ar a decre~se in *he level a~ s~rvir:e (ic~t~erirt~ r~er.~:~~;~ st~ndard~
~tztdf o~ taGt].iCies ~~~c~ prc+~rams) . Adr.titioa,~Ily, Che Cic:y rnay taice
the positi.c~n af pl~cing a tieavter relia~.ice an priv~tely ~,rcav3ded
' oucdoor r~:creaCl.att spa~e.
. , _ , , , ~ c~ir., , , ~5 .'k ~ 4 '~o't r~, f. ~~~',ai.,i! A,1" i. , .,~.rv r,~ ~ , ~ „ , . ~ , 1~~, , ~ , , ,_~i~ ~ ,
~ ~
' 'I"tt~ c~;rtsCr,u~Ci.rar? of ~ppx'~x.imately 1,97q dw~1~,~i~{~ unit~ (1~.~.f~0
? over 191~ Care N1an ta~~+e) c~v~r a lq ye~r t~.rne f~a~ne w~~u.lci r~~ult
ir~ t~ou,~eholds cantainf.ng apprr~x~,m~Ce.~~ 920 scnoo7_ a~eri c.hlld~en.
Th~ 92q chilcfren wc~u~.d b~ sclxoc~led i.n ~r~ciE~s ki~-~der~artt~n ~:hzough
k?igh sc:hur~1. The sct~,ov7. ag~d pa~ulation ts lrt~sed cYpa:~ sr.hooZ
dis~r.ric:e fqr,~cast~.ng f~ctors crhich cansi.dpr. densiCy l.~v~1q r~nd
dwh*.1:1~ng unit ty~es. Th~ Cir.y'9 CiarJ.~ housing mr~rk.~~ may alt~x C
liiest,y]~.e mo~leJ.s us~d in tt?s f~~recasti.ng ~:.j°C'.~'1.Y1~Q11G". Huw~ver,
repres~nCal.:lves ~'r~m the Cupe~Cino ~nd FretttonC Sck~c~ol D~,~i`xir.r,s
h~ve iziforn~ally c~et~rmined that; tk~~ proposed Core Axea r.e:~idpn~~tal
de~relapmenC will ~.at uverburden th~:tr far~~.3.tLcs and pr~~rams.
The r, es~.r3~nti a1 ciwel.l.ing un~.r i~~cr~ase~ ov~r the :L~73 t:orc plan
~~ASe wi11 increase pa~k h~ur and, all da~,~ ~ra4fic I~ve1.s wi~ittLn ttce
Core Ares. Th~ rr.a.ximum deias~.t,y .ar.ge for, Site .T, K and T. l~cat~d
, r~orCh af FL•ee~ray 280 h~ve increa~~ci ~v~er 1~0~. The den~.ttq r~r,,~.zs
for the ~ite~ located sautih a~ Freew,;~y ~8t? w~xe a,lsc~ si~nif~iv~~~ritl~r
increa~ed; houre~rer, Che pecimitt~d ~i~n~ity ran~~s do no.. excuecl
20 units ~.~~r acre. ~'}ieretor~, xesid~ntir~7. deva:lo~men.t 3.~uth of
Fre~way 280 w~.l~. not e~.ce~d ehe 16 one-;a~~y p~ak hour t~i.p constr.a,i,~
Z'he c.#ancnded pJ.~n w3.~.1 ~ara~r~.de ~ar 592 razif.tg ovec the 1.~7'~ Ca~~. ba;_
for' ~he land areas north csf Freew~y Racite 2~0. '~he S92 ad~~ii:i.onal
unic~ t~c~~.ns.13t~ C~ G~+S a,c~cli.t~.uxi.~1, ~~~al: houz~ trfp~ (S92 .75 p~ak
ktour tr~p fa~:tor 44G) . 7'f~~. Core Ar~a Crtt~fic ~naly;~is d~.~ tin.
concentrat~ un p~tential I.an~ dem~nds tor Dp t~nzd Bnt~l.evarc~ nvrth
~f Fx~~way 280 r~x Home~te~d Etoad, thexe~ure, the impact at G4~
• adr~itio~ti~J. ~~ak hc~ur tr:ip~ c~z~ rhe~ 1.oc~~1 ~Creet sy.st.em was nc~t
agse~r~ec~. Th~ land use rk~c.c~mn~er~ria~inn for S3L•~ J
~-4~
; , . ~t . . ; ~ ~
. ~ ~
(rap~Cc~~sentir~~ ;#2U ~f ~xees~ ~ea~k hrur tx .p~) conr.ainle a
etaCemeat r~quiring th~a ~ubmitr.al +nt ~ c~~tai.~.ed tYa3ffi~:. vsra~a~~menC~.
irt c:+~~z,juncCi.cn with ~~~:baequenk tipp:l,tc:atiun £~r d-.ve}~opmrattt.
2. The land u~e ~,~eridm~nt p~-o•~~de~a c~e~x~ity rattgee ~ahich aie brac~d ez~a~,gh
ta pravide cppUrtunlty t~ ~nr~ure: h~ueing ava.il.abil.~.ty and y~t ~n~ur~
' thaC fut~u're d~'v~lapment w~.13. acc~mpnodt~t~: s~ecia~, slte char~c~::~r.~5tir~s
' whir.h l;i~nit densiC;~ potenti.~~l (e.g. sma:L'1. ~r c~ddl.y sha.~~ed par~els,
• pate,nCiul, ~r~.v~cy ~,ntxti~i.on, ittca~npa~ible: cununex~cia~ o'~ ~.nd.uar.cial
a~tivatt~.~~) .
'~he d.Pn6tty ran~es, ~re ksxc~ad ~n.augh to ~r~courage fndlvidual bi,~ildiag
des~.gner.~ tc~ buJld in ,~m~nit~.~~ ~r barxiers t~c~ ~~equaE:~1y 'bu~fer
pro,ject t~~s~.d~ats ~~•r1m ~zai~e on mbjar str.ests an~d Co pravidE an
at~ra~tive r:.rchl.wect.ur~.I torrn which Complernent~~y td thP
sux~oun~.ir.g neighbn rhoad .
7'he prr~pfarG~.e~ des~.gnat~~i tar X'P.SSd~'T1C~.r3L use are o~ suff~.cient siz~
~:a F.n~ble prc~,jec~ ctesi~;ne:r~ to aevel.ap a f~e1~.n~ af "cc~~n~~mu.ni.tv".
F.~~.cEi rEast.dential~.y dt~~~gnated ~ar.~per. fs 1.U~,at~d in G~.C59~.'
pro:c:{.m:ityr ta schac~l,~, ~~,rks, ~hvpp~.ng, an~t othex s~~rvicF~~ ~.nr.l G~c.kiv~it~i~~
' i1~c~s~ar~ L~ yri~r~~ort rPS~.d~nt:ta;l cl~vcl~~mcri~.
~ 3. 'The. land u~~: e~.emetlt ~m~n.am~n.t w~s c~r~.g:tnal.ly plan.rted to he adopt'ed
in ccanjunct;tori w°LCkt th~ ~ngc~ia~~; (;e~ze~r.•al 2'l.azax Can,^,al:ic~~~t~.or~ Pro%t;ras~.
t11~ Land u~~ e.Lc~mext.t amendme~nt was ~tciu~ted sc~paa'at•elv a~ a r~~;~u1t o~
d+~~r~7.opmct~z pre~su~°~s ~I.~ced ~.i~~oxi the C"iCy ~nd prc~~~z•ty owner~ by~ ~
~ c~}r~nt~mic r~a.:l ~state m~rkeC r~x~d hi.~h prhp~z~t:y r.axe~. T~•~e C~.~y ~aPterm.ic~ed
tk~at ar~. off'1.~:~.a:C. c~r ci~ f<~c:t.~~ dav~l~tipment rranr~xtox3.um wnc~:l.ct t~e ~.ta.ap~nr•o-
, ~x~;ut:e i~ v1.ew u.f .a p~r.~vic7tx;~ m~rat~r7',tum a.f'1:4~r.t.in~ Cox'e a1x~~ pt'c~p~rt.y
nwner~.
, ~ ~
.Che land +ar~e el~ar~e~~t emendment c~.ect~~c~?r wr~~ m~~e in tkie cantext af
tl~~ b~oa~ex~ brssed l;enex~?1 Pl.an t~an~olidat.iuri zev~,ew and ac~cc~rdirs~rlY,
the implie~ei~ns nf the l~r~d use ~evi~w relati~~~ tr~ housin~,
circul~tic~n, ~cvnom~.~ ben~~it, a~~d municip~tl ~nd iati.l,~.~y services
were know*n. Th~ remaining general. pXun e1.~ments wrill rnnki.nue
Co be reviewecl. 'I'he review nz~,~ r.~s~i~C ir~ micxar revisi~i~te Ca the ],and
' u~e elament pa~~l.c~,al~,xlp ra~Cl~ r,esp~ct ta the isaue of par~, l~xac~ ac.yui.~iC~.on
The fallawing paliaie~ ~~iall $ugm~nt th~ ~.and u~e ci€:~ignation dja.gxam~ and
po1.:~ci~~ cantained trt tY~e General P:lan.
Fach xer~t~i~nt:ia7. developm~ent shall be guicied by cie~ign gu~.d~li.r~es
which ez~sure compat:~biliC~ w~.th st~rro~indin~ devel<~pm~rrCe ar.d a
suitabl~ liv~izig environment fr,r its resid~~zts.
GeneLall.y, tiaew r~s~.d~nCia1 d~velapmPn,CS atYa],1 ma}ca eve.~c;~ ~tCempt
la minimixe visual encro~~r.hmexxx ~.nto Ct'~e pr3.v~tCe rear y~Xds
, c~f adjaining resid~nCial. uni~s. Tl~e bui.ldin.gs and sit~ p].az~s shall
nr~.ent Yii~h ~ct~.~vit,y ar~~~ (z~cre~cion ar.~~~a~, perking gaca~~~,
etc:. )~n~ wiixd~ws r~r bal~ani~:s in eueh a ral~nn.~T' ~~s to m:Ci~:izn~ie
~aW,sible ~xt~:rnal noi~z ~z~ v3.~uu1 imp~acts c~ta ad;jo~.x~~.n~t .r~~identiaal
~ p~ope:x:tir~s, AddiCian~,lly, ].im:itation u~' bu~.l.ding h~i~ht anci pruv:t.:~iun
o~ ad~qur~te J.andr~ca~~d setbr~r.k.s shc~ll be u~~.d ta bu~'t~r aract
,
1
. acreen tkxe p~rUposed dev'~~.~pment.
b. k'suilcling h~~.ghCS aixd ir~~ss ~sta~.:l.l. bc~ .l.iml.t~;d in c~e~s ~ahes~
h3~hex~ intr~~sl~y dev~l.optnenC dirE~ctly r~b~aC~ ~~tn~le f~amil.y n~~.g}ihor~r~ocis.
c. t3uileij_n~ f.'~cF,,c~e~ ~haul.d S.ncc~r~orate vez~i::ical. ~~nd t~oriz~n.r.r~.l, ct~~n~~s
Uy usc~ c~f pr~JeaG:tng r~ay:~, r~~~e~s~s, hal.c:o~~~+~s, d~ck:s, e~c. ,
~a.~~1 inc~~r.potaC~. brc~ken r.no~ 1ir~r+,~ ec7 ~~d ~liv~~cs~.ty ,~nei ~.r?t~reaC
to E#.i C~'i~..~C.'~: L'.ltT.'i:1,~. ~c~r.m.
,
, „
~ ~
Ft~:~~,deitttal d~velopm~ztC shauld incc~rporate xunds~:a~e yc.re~nlnt~ and
~PPrapri~t~ bu~llc~i.ng ~r1,enGatian an~ pl~ce~ue~~t o~ parkin~ ~~~eai.} wtc.
Co $~re~n and buf~'~r a pro,j~~t from ad,~acenk tY~.qh intensi~ty eamanercia:
. use~.
e. ~esl,d~n~ia~. develnpments trvnti.ng ott Skevens Creek ~iculev~rc3 mn~l
, North De An~a ~3nul~var.d st~a1~~. be de~~~ned :ln a manne.r ~p nrc~vide
ic~[ernr~l autd~ar ~~:r_x~c~t~.~n sp~ce reF~s~ar?r~bly frpe frar~n rioiee, pnd
ai.r pallut.ant~ resultin~ trom ~u~c7nzabil~~ traEfi,r..
2. Lin~s of ctemarkzttiotx ba_tween land ~:se c,lassl.fic:atiuns gener~lly
are catextni.nt~us w~.th property lin~s ~ In ordex to pro'vide ~
flex~bility~ f11~i40~ chsn~e~ in ~emar~ation betw~en l.and u~es
c].r~ssificatic~ns mr~y be p~eironi~r.~d in ~a~~s wk~ere a pr~p~~ty ~s
c:ombine~ wi[h anoCh~r ci~velapment £or `ch~ pu'rpu~e o~' expanding
th~ ~ambined land use ac.tiv'ity. T'hc~ combined 1at~d u~e acCivi t~y
mus~ b~ functianalTy and ],eg~l:l~ me~r~~d uncl tt~e chnnge ir. Xanci
u~~ act:~.~r~.t~ mus~ not. re~u.lt tn ~ m~,~c~x r.F~~n~~ iri t;he 1~nd use
~ht~z'ACCeX' c~:E ~h~ n~i~hborha4d. The land «~e c:tian~e qha~.? b~ a~~ra~red
i.n ca~tjunc~,ipn w:tch ai z•ezoza:ing o~ preza.t~n~ and tezttr~tiv~ map
Ize,~rin.~;,
'~t~~ ~'raffia ~~ten'si.ty Pr?r.:~c~~n~nce St~indarcS s~c~~}~t~ei i,n cc,njun~r.~.o~.
wit;~t k:h~ :t973 ~orc Arer~ C~c~~:ral Plmn ~it,~~.~. rem~tin i~t ~f.+~ect.
~7~
~
' ~ ~ ~t;e~c~ p~r~r.~. ~t.crr~
' F
~ '
I
_ ~ J:. PI.ANNTNG A~A AE~CR.~P~'I~N; ,A~2EA A
~
~ 'xhis propert~ is we1;l k~awn ss khe "Town C~nter" w?d i~ ~bc~ut 50 acres~
! i.n ~tize. 'P~e mrsa includes thF~ si.t~ th~ ~ali ~.1.~. an~d a. few :i~ola[~d
~ cor~nera#.a]. dewe~,opnaen~b ~ b~?t :~a l~~i.ng con~~.dered far ~om~~7.ete ~t~d~vel.np-
~ ment undc~r a pre-~~aprov~d mast~r p~~n.
~
~
~
' ]:~t.. LANt~ IISE DIAGR,AM
~
~
i
~ ~
; ~ ~ WuMT , ~ ~
i "'j ~t
Crt++1~C1l~l /IhMMi
, t M VAirF~
, ~ ~
~ , ~ f~~ 6~A~.. I
/ ~ w~~"~iN~ I
r /
r ~r+w ~M~d ~ ~ . ,
~ f 1
' ~
i ~
. c?~r~n •r' ' Ar.Rr,h~?.r~
~
~ r+
~ t~
~ ~ ' ' ^
r
a rw , I I I ~
~+~.~~r' ,
C~ i~~
, ~
, ~ ~ w~u.ti~
~ ,oMwnisa ~ avK
j .r~
,
ITT. 1..A2~17 LTS~ At~NDM~1V'C
~ Town Ger~~ez i~r conceived a~~ ~ Plxnrted 1~ev~Zc~pmerYt encom~a~s~.n~ a
t multi.pltci~y v.~ ~°e~i~3~nCi.r~l/nran.-r.c~~stcienti~,1 use~. Tn F~b'etlr~ry, ~.Si7E~,
C,~.~y CnunciX ~~d~~r~ed P:~~:nn~ing Cammi:~si~~ X~salur.~.az~ Nc~. 1Rt13 ~rov:tdin~
~ Che can~ttuct~.an o* ~pproa~i~ziat:ely 4i7~ dwe.l:l.~r,i~ un~.r.a ~,~~~r. caf th+~ oves~
a11. Tc~wra Cc~nte~r cor~~~pt ar~ci c~c~ignae3r.g ~s a m~.tt~r. af policy' th.~~C
cea°t~in of ~Chat~~: urii.t~ b~! m~d~ ~fford~~le ~c~ rnracier~~t~ i.ncame ~e~rn~?n~,~9
, of the coannti~,~.tq.
'
R.~,.
~~~.Y ~~~rao ~Srae~~ ~lc~
I. PLx1I~1ING ,AItEA 1~ES~1xI~'TIaN: AA.EA I~
The sub~~ct s~~e cansi~ts of three parcel~ ~at.h coc~~aining an o1.d ~in;~Ie-
f.a~ily home, totalir~q 5.2 acxe$. 'The sita is buunc~~d ~o the ~e~e '~y~ B~aney
, Av~nue and to the essti by Wilsan ~,lementar'.Y Schval. Sin~~e-~aznil.p hnmes
ar.c~ t.he n~a~t ~rrr~velant adja~.ninK .Ian~! ~xs~, al.ch~u~h snn~ hi~b~z~ dex~eity
? r~~j.d~z~tial aites suck~ as the ~iltzn~z~e A~.~artmente and Rodri~ues Ave~~re
~ duplexe~ ~ac~. 1,a~:~Ced izt the immedi~[e v1.r,.~.iiity,
`
~
Z L. LAbTD t1S E DI.~.GItP?t4
~ ~ ' "*1LT~NW{' ~
' ~*GY~+r! Z..~ .~~s~1
~ ~y r-~ ~ 7y~i~i
, „R l.-~...wwJ ~ C~ ~~l~ l~ r ~
l,,,j r ~ '~ww i~"'~-~+~ ~ ~ 1
~r+y 4`+~~ar.~ I i - v V
~_-•._r- ~
~ ~ ~r ' ~
, i.,a ~ ~ ~ ~ ~j~ i.~j~
Ilww~r4.~'~ ~i._. r a+Yt b ~.rJ
~ awrn>
tti ~~..a ~1=.~"~ ~ti.~ ~ ' ~,trNO~.
`fwir~.....
' ~
~ ww+~ r ~ ~ ,4
4~.
,I~ ~4y~ .~+w~~ ~
~ ~ M~MGM~r ~
^"u~.r~~~/\y ~ w'+r ~/1.A'N~Ma11Y~
L+../y C~ ;
S
G~..~
; ~ ~
~ i~~~-~
~..a..
i ~ ~ ~ ~`~~c~
,w~,, ~ `
' ~ r ~
.
I ~ h4LY
'~~Y
r1.I. z,A~1b 1J'~~' AM~''..N1ai~3E''iN'~
~.97~ ~ore Ylan d~sig~ar~.att~ R~s~.denC~.~c.]. (4.4-'7.7 uni~sl~crt~ densiey)
131 ~ reneral FJ.~tt. L~nd U;~E~ Amencim~nL : RESIDGNT.IA1, ~.t. n lll':NS7:'TY r,,£~' 5-If~
u~3,ts/acx~.
' B~~i~ c£ Am~r~rlm~n~ s
A) The xelat3.vely..law dc~c~si~y ~{~n,~~ i~ su~~~~t~d ciue t.o the .lirnLtec~
a1~iJ t,ty c,~ Ch~ sux.~r.oun~iing wr.z~.et~ network to tib~orb tr~.f£ic
gNn~rr~Ced by d~ve7~.opm~nt of the site.
~
~
. ~
`w..»,~..~.~..w.m..~.,. ,.,~,.,,~...~.M.....w.,.~...,.,.~.~„ .J
~.»,~,...~...,.a.,..~..w.,
, • ~qa
~
~~r c~" ~~~~c? ~raca~cd. ~
~
, ~ ~r.,~~r~c ~a~.a ~~sc~z~x~aca : c
; The subject ~ands ~onsis~ af five parae.ls toGalirag 2.93 actea, and
~ ~r~ located ger~er~lly a~ the north~a~ct quadrant of B1s~n~y ~~d ~'rice
; Aveaiues. Sev~~cal a~.der ~rc~od-Fra~a~ s~.ng.l.e-faml,~y hou~es and accea~sazy
; s~ruc;tur~~ re~~e~ant curre:rt usa~e of the site. The m~dern "BiYc- ~
mnr~ AparGvents"(apprF~~t. ~.3 un~.ks/acxe denr~ity) , ssnd a future tc~wri-~
~ trause clueter deeelopm2nC(a~Prox. 1~. ~iniGc~/a~xe dectai.ty) bnrd~r thP
! si*a ~ Gcs ~k~e west _er~d narth re~sp~ctivel,~y.
i ,
' zz . i.,~rrn us~ ~iacxart
~
,
k ~ ~
~ ~ ~ ~~~.~..1.~.~.._
y ar~~+ u~nc w r
~ ~ w~~ I~~«~w..w~r~ M
' ~ ~ i yKW~ ~
, I ~..a ~ ~'d ~ ~ I
4 i ...~.1. 'w~.
t ~ Mwlyy
1M4~•Iw? ~
~ rnJ"-'~ i YT'. ( ) / _ / ~ 1~1 IM1M
, ~ ~.,~J ~ ~ v~ ~Y~,
1 ~ ~
i ' ~ 1. 1.C:1^ ~ ~ ~1.~ L,~'i
~ ~ 1M++r*N+' L._~ ~ ~ ~11..~ ~ ~ ~
~ s/~+~ ~^w^`~^-t ,..=rN
. ` a.~n+v G~,_~~,J l...J `~J 1~.,1 1..6,~ ,
. cc~ ~ ~U~1...~~'t~
; (
t 7
WRw4
~
4
.r.sr. , t~~rrn u~~ ~ranr~~r~r
;
1:~7~ Coz~~ P~:an D~el.~t~at~ar~: Reaid~eixt~,k.t], q-t+~4. u~.a~.t~Iac~~
, C+eneral ~''l~an I.~n,d Li~~• ,p.mendm~nr': lt~S~D.~6~I"I'IAY;,,.tiSE at
I7F'.NSZ'T~.' af 5~10 tlnita'1~:cx~• ,
' ~3~r~~.~ of Am~n~lmez~~ ~
. ,
~A~Th~ px'apoeed i~e9tt~:~~~':.xr3r;~~e~. ~rr~s~sr~res `~tte 'clt~~'a~,te'r'ta~ eh~ R~x~s~~
~ tzt~ ~r~~ighbo;rho~d. .
~`~.~.,.~,.~~.~...~....~..+y..~~..~„~..,.~.,. ~..~.~.~~w«.»,.~.
•
c~~ c~4= za~~~rao ~r_~za~, ~i.c~
~
~
d
. ~
F
{
2. P~LYNING AItEA llES~F.:~~'TION: AR'~A D
~ ~i~ l~r?c3 area cn~,Caina approxi.mately 2~5~ acres in a r~el.at~v~l~r
S r.E,cC~n~ular shape, and, is ].c?e~~ed at t,t,~ Soutrieaat ~I,ur~drt~nt of:
StalXing ~Lo~ci and S~eve.n~ CrPpk Fsoule.~rard , f".u~r.en~ly, the a~ea !,s
fxag~nented into n~.n~ auiall, lota, cno~t caf wn,ich are ~~;rved by ~z?
acaes~ cc~rridar ~h~ougt~ ~tr~~Cfro~nt cammercia~. aCttvir,ies on t1~~
eooth s~.de uf 5t~vr~ns Cr~eetc Baul~v~ard.
.
~I. I,~iDT17 U~E DIAII;RAM ~
~~i I ___M....y. ~..r~
~ , ~.,.'l
~ I
~ ~WfP
GLY~ ~.w.~ y4~{~1 ~
~IIYi ~
~ r~wrw~~. ""'^"'r..rr.~^~.
; ~j ~ ~,~a«
( ; ~
wwNk~ ~ .
~ , 9N ~+~er ^+'3:.~=~;;~ ~ xYrc ' ~.J
, r..aa~ ' d ~
C.:~
~ ~
, ~
~ , ~
~
~ I'LI. 1~A1VD USE AMENIJ~T
x473 C6re F'larr Des~.~n~ik~dn. ~ It~~II~EI~'~I~AI, 0-4.G T3nits/k,~r~.
' Gen~ral }?lar~ T~~n.~ °Us~ Am~ndmen~ : ~:SIlJLN"CIAC. Lrse: at a
11ENSSTY o~ 10~2U ilnita/AGrs e
H~si~ af i~~.ndmesx~: .
I~a~r~a4~.t1g den,~it~r 'l~~r~l~ alaow~~ ~urre~nt li.m:~Cs wr~.tl x~equ~rea
' c~rt~o~.i.da~ican o~ f~~~xmer~t~ct p~;~cels intc~ ~ mc~X~ ac~h~+~ai.ve
IJ~~.4. I.~LM 4 Rla M
, ~
aw~«wWew~r.ww+r~ u~uc~w.ww..~ww~
, a. ~ ~.r
, ~ , , . ~
~ , , , , , , , , , „ , . . , , , , , , , „ , , N
ctr.~+ c~ t~ ~c~l p~c~r'.~
~
' T, PL~AI~iNItIG AREl1 1~~~CRIPTIOI~: ARF;A F
; ',Lfiis parce7l {s a singl.e lvt aE S,0 acz~es fr~ant~z~g c~n ~'artal A~~enu~ an~
r St;~~vea~ Crea~l~ Baulev~rd. Ttte site i~ current~.~ ~racant, and i~, adj~in~d
by e new ~hop~~.ng c~,~mplex at~ the e;~st, r~ si.ngle-f~mily n~ighbarhaod c~n
' t~te s4r,~th, and a re~ail zur~iture F381~@.,3 an thP w~st. 'Phe s~.Ce i~s well
~ proporr~o~ae~i in itw cur~:ent au~f,i}~uratlox~ and penni.e~ ~~onsid~rable
~ vari~ty ~.ts phyr~~,r.a7. d~ve.l.opmsn~ f~rm.
: II. ~~7 '~SE DI~.GRAZd .._.~..r.W....,.._........._,.
f ~ . . - . ~ ~~I ~
, ~"-~.J l_._~._J l_......,~.~ l._
..w
. r.~..,
i .w._._. .r..
+ ~ .
i
, ~ ~ ~ I ~~T-L4
, I~~,~
, ~
' ~ ~l ~
• .rs.w ~,,w~k s~.~Rv
I ..r,tr I I
~ ~ ' L.~ ~
~
` ~
~
~ ~
r~
jc~ (~r1 . _
~.r r~~,,,,_,~-~-~ (C7C.~~'~''~-~C~
w--,~;~ .~v.
- ,
_"~,ry~'./ ' ~~I~l~a~ ~
; ~ ~ .
x
~~.Mnw~r
~1
, ~ i ~ I
` i
~ ~ .
' L~.~. ]`,~,ND US~; AM~Nil2~N'I' . ~
~Q,7:~ Gr~r~ PJ.ran., I~~~~.~tar~t~.c~n a Gene~al Comm~xci~,l, Rx~~.~~~~r.~.~,~. (4. 4-1~
= unit~I~cs.c~ ci~en~i.t,y].
~ ~~ne~~al Pl~an Lpnd U~~ Amen~~raenC ; l~l.~z~ne~~ ' Rea~idc~nt~.a;~ wi.t.h a
p~r~it~~ci d~naity of 7.5-35 uni.~s/acre,
' B~ts~~ c+f d~~.nd,mest~.t
A~ The slc~ ir~ ot' Ru~f~.c,:i~~nt ~~ze azna shr~~ae Co p~rmi~ 1,~?r~re-acae~,e deve].o~men~
~ whil~ provi.~l;ttz~ ade~{u~t~: ~~p~~.^+~~~:ic~n ~ram ~d~a:~~ir~.~ Lc~~r»~inr.~t~eity r~~id~n~
Ci.aJ. us~;~ .
~'`~.~.~...~...ww.~.~...~..,.a..~~.~, ~,..,.....w...»«.~~ ~...M..
~
, ~
` ct~r ra~ r~rac~ ~er~r.~
Pr.~rtta~r~~ ~ct~, n~sr.x~~Txvrt: a~~ ~
,Ai~A F~x~cidssess a~quare~~h~p~d sp~c~ o,f 4.8 ac~es cur~:~n~lp divided into
two pa~cels. Tk~e sit~ is undew~7_op~sd at chis ~im~, and i5 bord~red to
; i r,hw w~et and ~aat by r~tai.I. ~amrnc:cc~ial aatirri.tes ~z~d to th~e nor~h b~r
: ~ ~ inglr-f ar~3.1y re~ :.d~z~c~s .
, i
~
' XI. LAN~1 U5E DiAGRAM
,
',I
JI j !
~ ~ d t~+IaQ ~
~ ~
~ ~ ~
~ ~ ~
, E ~ ~~aar~~~~~c~c~
~ t +~r.. r~~~
4 ~ 1 wr~.t ~ ~ .
' ~ t ~ ~ i'~`ii~ ' ~ ~
~.n.+~wr
i ~ rw+ wip~
' ~ ~ ~wYOw I " ~ wFr
~'~M ~ ~M
; , ~ ~ ~
~ ~ . ~
,
, I ~ ^ r~.- ~ I w~.er
wn ~
. ' ~ ~.1...._..t.~. _ ~
; ~ ~ , 1.~.....~ . ...,_.,,W. ~
,
~
~
i
, i
,
~ ~ I I I., I.P?ND iF: E,AI~I~"NDME11'x '
, ~
~ 1~.7.3 C+~re F~.a~: Ae~igna~.ic:n: G~sliexa.l. Com~uercia:l, l~ea:i.d~:rit3~a~'1 •'(4:~4~~~
, ~ ~ ii~n~.t~l~c:r~ ~e~si.ky}.
, ~ren~r~l P1an Land ti~~ !#men~ini~za~: ~~~nzied Cnmmext:3,a1./Res~id~tlt~.~2.'wlth a
c~pn;~~tq ~~til~*L? af 1(~-~7.Q uc~i~e/acx~e.
~ Bat~is a~ Atsx~rim~slt .
~ A.) Th~ Hi~e !»e 1lmited ~ccea:s ta public street.s, s nd ad~oi,n~s ~ low~-
~ inten~i~y r~~idenCia~. neigiabc~thc~ad Chu~ ~.:I.miCii~g de~ig~ s~rluCi.ans
whi.ch mat{~ht ~e~u].t i.~n h3.~h~.~c dw~1.~~.ng unit yield~.
~
~ '~'he f.ra~tm~i~t~tiat~ c~~ prapQrt~? o~rrt~rat~i~ red~ac~~ v~abt.~ity af ~tr~et
~ r.~~ldNZZ~ir~.~ d~~aig,naCinn.
~
~
,`~..~„~~~...~....~..~~«.w...~..~...~.~...,+,.~.~.~.~....~......~.,~~.r.~~~,~.....,,..,..,.»~...
~ ~
, ;
,
~
1
~ ~r.~a,rrt~zt~~ ~a. ~~sctta~~~a~v a ~ c
Y ~-T
r f Ar~aa G cont~i.ns 3,8 a~~~a~ and has fronta~,e c~n thr~~ putalic ~tc~e.te.
~ WiCh the excepti~?a~ o~ a~~a1,1. parcel at r.h~e NorChe~t ~;ax~ner, the
~ site is undivided ~nd. f~aruu~ ~ proporCianed Yer,C~uagl~. A mixL'ux'e
! af ~u,~~s s,urraund ehe s:Lte, iac~lud~,n~ mul~i-~smi~.y~ hau~i,~~t~, c:anven-
' ience servicc~s suct~ ~a a~esr.a~:ra~tit ax~d ca~;t-~ra~sh, az~d r~~earc:t.~ ~t~-
- ~ ve~.Agm~.a~ ~ndu~tr~~al bui~,ciln~a.
~ ~ I~. LAND US~ BTA,CkAM
~ l r---
.,,,r,.
~ ~ ~ ~ ~ ~ ~ ` ~ i
, ~.w,. ~
~ ~ '
~Y i C7
~ . M.~.r.. ~
, ~ ~ ~ ~ . l,
.,Y',• j C~ ~ S1TL ~
~ ?
' r~ ~ • ~ MY~T ~ ~ MW1+~
~ ;
Mi
'~7 ~ ~ ~ ~ .
r
•4+r5
~ ~ ~~~ry~ f
~ ~ 1 pMM/f ~ IM~ '/NiFh'IM ~ ~ ~
3 t ~ ~ C"
f ~ I ~ ~,~,r ,~,,,,N
a
I
; ~
zzz. ta.atv~ us~ ~t~?~tv~r
:197.3 Care Plm,n D~?~3.~nattoras ta~za~ral. Cormn~rr.i~l.
GE~ner~L P.1an T'.and trge kmextciment: P:Laniled (:~mmc~~cc:lal
' Ftf~sid~Yxt:i.~1, m~x with a pex7n~tted d~~xsity r~n~e af ~.~-2S uni~~/ac:re~
~ ' ~3~?~i,a c~f ~~=ndmant : •
. ~
; A) Tki~: ~~~ativ~+ly t~i,~h dens~ty r~~p~~ wi~,1 raaxim~ze d~,~~~.lit1~ ianit
y:~~:1.c~ ~~.Chout;, adv~~~e iih~act on the chsrace~r af the imrnediax~+
r~s~ i. c~ c~U d
~ I3) 'Th~ der~;~~.~;• ~,~ny~~ ~.].1,c~w~ ~~s.~.t~h.i.l~.ty in ~:t~~~ d~:~~.g~. tG buf~er
' r~~:w s°~?~td~~+~:1~1 ~.~n~tru~.t;l.u~; frnnx ~.~ximt;~n~, cnmm,/1.nd~?~a. ~ct:ivi~y.
. ..~..~,.~w
' ..:l.r~_
crt~r ~ ~~~c~ ~er.~r-,~. ~
;
~ ~
I I. P7~.NN~NG A1r,~A AESCR~C~'TION a AItWA ~I
f
~ Thie 7.I a~cre parc~J. ir~ compos~d of 3 parce~ls which faz-~a a~e11T
~ propc~rtioa~d re~,t~~.e ed,join~d t~y the fu~u~e ext~z:siox~ af BandX~a~'
~x~ve. The ~i.~s i.~ wirkY~.n th~ D~ Ariza Bvul~vard Canc:ep~usl P1an
; diet.~ict and ~.s a~sb,~~cC ta ~peait~l urban des~i~r? ytand~rd~ as prr~~
~rc:ibc:~ by zuriiii~; ~ar~ditir~a~, The ei~e is curr+~ntly vr~c~x~t.
A poxtia~ af Idortt~w~~t c.ot~n~r o~F the site is csccupi~d ~y ~'ac~.li~
t3.~~ af Cali~'arnia Wat~r Ser.`•~.ce util~.y; Wh~lc~ th~ uCility has na
~ i~.~ed3.g~G~ fntez~t tc~ relinquisF~ thi.s sit~, ~as~ agreea~nr. wi.th ~t~~ City
for inter:tm park usage i~ a prc~Rr~~~t.
. .
' .w:~•~,.., w~r`\
I ~ . I.~ANLI ~.T~. ~i' D~ACrRAI"I r~j ` I `Y
,N,,,~,~ i . . ,
~ i i I
.
, f ~"'.,T.~"~ . r~ w+?+.7
~ "G"'a,."" ' _""-t-f-' .
~ ~
' w~rrr
~~ht
~V,~,~~~,
~ ~ ~ 4~ I ~it I ~F~ II
~ ~i~+e
~ ~ ~~i ~ i~ i
F ~ "w... ~ 51 TE H ~ ~ ~ ~
~ a e ~ ~ ~ ~
~ ~ ~ ~ ,
.
~ ~ ~ ~ ~ I
° R+,., a. ~i ~wr,~wr~+Kr I
~ ~ ~ l~ C',«„ w«~,w.,~ ~ ( ~ I
~ ~ ,r- j ~ ~
I',i~ ..J ~w,r+., ~~N~+~+~,~ I .
Mh ~
~ ~ ~ ._a
~ ~ ~ ~ c
~ r---w---~ I . ~
Y~iteMii
A~A~~ ? iJtL\i! Y~l~ ~1L'A~~~l:Al~l\ 1, ,
:L973 Cdz~e Fl~an l~es~.gn~.e~~~a~: ~ ~'1an.t~ed ~1ev. ~Cnmm. , [ndu~a~ , 'Rc~e, 4-k0 Un~.t~/
; Acr~).
G+~rtezal Pl~n L~nc~ .Uae ,Amendmer?C : pt~`tI1FI? ~,IGH'~ ~N1~USxIt:CAx.
I . BasJ.~ c~f Axnendmene,: ~ ,
I A} The prubaU].~ build;tng forsn r~stii~.tin$ ai~ tt~e ~c~comwrand~d dc~rasity
ra~.gc ~r~.11 campl.~.rnar~.t r.iz~ chaz~~rt~er ~f~-tti~: ~.~o~.~?~.ng e~.ng~.~-°f~.m.il;y
° r~~~.~k?~aa~xk~oad.
~
~
~ ^~.~5~
~ _ ~
~ .w~w~nrww~wr~.~...~w
c~~y a~. r~ ,p~w~! F3tc~r.~
~
!
;
;
~ z, ~z~,AN1vING ~#REA DESC,':IPTZON: a~? r.
~
j A~re~ x i+~ bounded by De Anxa B~ul~vard, Mariani Av~r?ue, and B~n~Xey
f Driv~ w~~.c~~~.n ~he Ae Arrz~a Bnu:l~v~,rd Cortceptual P1an d,~s~r~.c~. '~atal
~ ~~~ea eac.~.osed by t~e sI[~ is appraxi~tely 6 r~~~~s ~sndcr single
o~araersh~~. The imr~diate neighbark~aod i~a cur~ently undergairx~; an
ex~eneiv~ vari~ty af dev~l.c~pruent activity, in~ludin~ ~ r~~w track af
d.et~t~hed, s:~ngle-fam.t.].p hoLnes y r.h~ n~w ,A,zxy Mc~untai.n Slci. Sale~ ~eneer,
~ and a~p~ceilative in~duatri~l ~.ez~ter ~o zhe nnYth .
, i
; .
I I ~ . US E I~IAGR.AI~i : ~ _ . . . . ~ ~ I
, r
. j ~ ? ~
' ,_...r"~'""~"u ~ ~ ~ .
; ~
' ~ , ; 1 r ~ ~ ~
~
' , I ; I~~`'~ ~ c,~w, w1~.W.;
i ~"'M`f
L......~..~ ~`""1 ~ ~ ~ ~ o~a
i ~ ~ ~„'~'i
. ~ ~yw~r.eW+..~. / , `47~ 1
/ 7YrAt ~W A~ j
~ •
1 \
~ 1~"r~r~y 1 f~Ylf
~
~ I ~ j I~~ I~ M~~ ~
, w....+w ~ M~ ~ ~ % ~
„i""~~ ~
~ ~~-~-"r wr~u.a~s L:_ I f,
! r r.~.,l
,,.,.~_'r,.. a ~ Z.~.'... ~ ~'r„`~"~
, t~~i ~
~ %"i +4,M++) , ~ I~'`.....T '
I
j ~
~ --'L""~",...~„~".-:! _ ~ l•,-~--~-
~
, # ~J~
' ~,r ~ "'M,~,,, •~'o"^^ ~
~ fYl 5..1 I lat.iW~M'
• ` i ~ u 4
; ~ ....,.i ~ ?y~uF•
~ ~ , . . . . . . . . . .
! YT ry~ ~ {~~yy TT ~1~v ~y~/~7~}}y~~v~7Y~
# J~JGJ.• LK1J,~M U~7!'~ 'Al'1GiV1/L'A.GI\i
f
f ~.17'3 Ga~~z ~'1~n ~et~igttAtian. T'].~anned Dr~v. (C~mm~:,. ~~x~us. , Re~. 4-.10 •unit~/
f acrw).
h G~X~.~r~l P~.m~x I.atxd U~e A.utendti?enC: ~'1~nned t~dmmerc.,i~l/~ndus~xi.s~. m~x.
~ .
Ha~i~ raf Aacanc~tnetlt c..
a Surrou~ding e_umm~rct~l ~z?d :indus~r:£~1 ,ac~.~iu~~eiPS c.vupled ~r~.~h Gh~
~ ~m~11 .~~.xe of th~ pr~p,err.y ~p~-~c7.ud~s a.,~+~sident~~,1 c~e.vi~~.opni~nt o~t•i.un
a, fur. ch~ ~r.op~rtyw
.
-16- .
c:'t~y c~~. ~p~~~~o ,~:~ra~~t.
i
~
;
~
~
~
~ T. PX,A,N~'.tI~T Al'tI~,A ~JE;~C~RI:~'TT.QN: ~l~t1~A J
'I1.~ ~ub~ec~: prop~~ty ~.e cwrzene~..y iuYi.~xrurpa~~ted and enclo~e:s? ~n c~re:~ a~
7.8.5 ar.r~e~. ~t i,r~ u~~d in~dw~C.~i~,l1.y ;~s a~'ruit-•~ax•odur.te p~.~k3.n~ pl~nr..
l~u~e tlaat ~~h~ sit~ Ls ,~c~i~nE.d an tk~~ e~et by~ axx ~xten~~.ve ~c,wnh~use
dc~~esl~pus~nt a~ r~:t,uei.vely X~rw'-~.ntez~:~i.Cy bui~.t--form.
:d:I. L.ANI) UR~: DTAGR,AM
, ,
. I(I ^^71 M1~1NwaMw Ne•+Ya 'y! Ik111~1~w~1'1
~ 1 ~ I t6~AtMt I~ =N~ '~i M~'_ ]IwwrKn4r1
~ I ~ ~ ~ ~-r...._...~ ~ ~.....-J
i w.._..~...~._.~...n.. ~.~~__~....~....._._~__~...~_..._.4...~_..~
, r• r^•~ .I...~_...~ l..r,..,7u
l._. ~ % f..._J f ~ 1::,.`~I.~~I
__~"4..... ~i'~y ~ I, ~,,~v.....•,i l+e.vr
y ~..1
~ 1Y~w4/ e 4 1 1 '(R^
Yt~IIF(T L l
L.r~.•_!^~
r ~ ' ~ }~w`
~ M-~.~-.-..w.r..!'~ TMMJYI'WM1 ~J"s~ C.s~
J1 1 n,. J Ir~KSIi . 11
_,1~FMYN ~
ysy~A
~ ~ ( ~
I r ~
; _ .L..~.~- . r~:
. ; w...~~
~
xx:~ . t,~.r~p u~~ At~rrcu~.~r~x
1~73 Cor~i k~~,~n 11~s.i,~n,~G:tu~~: ~~a3dc~?aG:4,~t~. 4,4~:1.2
t~~:~a~x:a1 I?l~w.n L~~~r1 U~u ,Aic~~.ndma~cat : RES~:S~~~]T1Ar~ w~th p~t~ni~tecl ~~:N5.T.1'Y
xr~z~~~ of 2(~--35 un~.t~jacr~:.
8~1.~ Am~+n.d~ner?t:
A. '1"he st~ap~ r,~ci sc:~1~ caf the ~ub,~~~:~ giCe peristts ad~.quat~ d~si~n
tl~x~.biXity Ca maxi.miz~ dweJ.~,it~~, uni~ yt~ld anr~ ta prt~vene ad.v~:~~e
' ~.nf.luenee on exig~i.n~t r?~i~hb~rhaa3 r.Ziaxactc~x~.
, B, A d~~~i~ed ~~a.ff~.c: c~po~t ~i~i~11 b~ pr~p~xed prioz~ ~c~ ~~develo~menC of
~ ar the r~ite fcom it~ pr~~~nt ].aw ~.ntensity irdus~r~.a~. ~ekiviCy~ Cc~ th~ ~
proj~cted re~i,d~nCia1 u~~.
, ~ ~~.7-
, ' . ' t ' ' 1 ii
~
~ , 1 ~5', , ' . . 1 ~ 'I '~~I'k t ` ~ , ~ i 1 1.~'„ ~ . ' ' ' ~ .~I., ,
) ' 1_ , 1~,~~, ' 1!j'DJ '•o., ~ - V . „ v . u~ , ~ , ,v ~ . ..1'i , ~ , 1
. , ~ ~ , , , , , ' _ t/,
cix~' ca~ ~~a ~t~~d. ~1.cua
~
T. ~'LANl~~P7C A.REA U~SCRIP'TICSI~ : A1~.~ K
' Y
' AR.'~r~. K~~ J.4 ~,cz~~ ~ti tc~tal r~rea ~z~~i is sub~tttrrt~.al~y,-surxc+~.~nded by
~ ; exi.at~.ng qr ~rnp~e~c3 us~s a relat:±.v~~,p~intesn~~. na~~ur_p. Thi~ ~r~c~
~ 3,$ curtentl,y u~~d a,~ a flow~r. ~~ar~ery~ ~rAC~ is ur~c~~r ti7:i,~.l,i.am,~ai~ Act contiact.
aB ~~n agr:icul~ur~1. p~~e~~~rv~. Acc~e~~ t~ p~i~blic t~hr,r.~ughfa.r~s i~ pr.ov;ided
~~t r~ carr~rl~~~ thrau~t? commex~i.r~l ~,r~.~perc.y to kXc~meate~.cl R~y~c1.
j
~ II. ~,,,!l1VD 1J5~ D~:li,GkAM ! I _..........._.J i
u
;.-M1~ut,~iv. ~
! i R ~ ~r~
~ i I ~ ~1{f , MiidMd~ ~ ;
I ~..r~l ' ,x ~WtM~+r.
i t"".
4 ~ ' ~ ~ ~71.1'1.!'6t"~.7t.PLI'LJ'w.71~, I
~ ~ c~~ ~
~ ~...J a ~
~ ~ ~c-~ v
~
;
a.~,.x ~^^-1 r..
~ ~ f." fll.~ E,, ,.C~ 1
s .
~ ~ ..~..~....._...~...,`."_"..r.~rw~~ . _an._:.,.......w
~ , ~ ~1 ~~Y ~ V
. . r.d j ~ ,
~ . Mw~r
~ i~ ' I . ~ • ~
i l
9
~ ' r ~ ~ M' ?
t IMMI'~ ` 1` ~ Y
~ ! ~ I I c.,., .,nrwr ~ ~I ~
~ ~ ~ rt+AJY1
f I
t ~k • ~
( r . ~ r~n~{
y ~ ~ trR't. x ~r
! , ~
i
~ ` ~
1 I Rr~.. a~
E ~
C ' `
'
i W
, x I: T . T,,,A~11? U~ ~a ~t?iF+.1~t)~1~:NT . . !
~ x97~ f.at~ p . . „
} ~t~xt S~~a~,~.~,n~C.tar~: A~r~icu~.r.~~r~:l.
i ~en.~~~~, ~P~:,~x~. T.,~nd U~~ A,m~ndmF*isC.: , ~.~ricu.lrurtil. w;it;h ~z~ L'~1(~E!L'~.)?~.1a($
' aar~c r1~ca~.~nr~Liax~t ai~ ~;S~;~ENTZ~9J+ ~~L D~~aT",1'Y ~.~~2~ urA:Lw~i~ac~~.
~ ~a~~s~.~ o~ ~#~r~,dzue~~at : . .
A. 'Th~ ~i.i.gl~ rle~.~:lty rr~n~e+ ~e~mi.t~ ~?c~~qr~at~ d~s;~~n fl~xilailifiy to
~ m~a~i~.~e dw~:ll,~.r~g ~s«~.t: yie~.d whi~h prs~vide ~dequat~± aep~r~tior~ ~
cf r~r~~de:~ci~,t ~;~~aia ~'ai~h ~in~t~n~i~y c:ommexci~l. use:,.
! H» J~i~ti deaa~.t~ re~ida~tia~~.} r~3.I~. n<~fi. adv~r~~ly 'infx.u,~ryr:e~ the cn~~artQr
~ af tk~~ ad~o~.c~~.n~ ~~~,~hbr~rhaac3. I
~
i
~ ~
~
;
{ ~
i.wi ~ . ...~.~,.,.,nw.,.rrr,~.,.....w....»..orwr~;~wwow..e... ~
y ,
, , ~ „ _ , , „ „ i, . ~ , ~ , d , ~ ~ , , ~ , , i,~,~ . v „ ~ „ ~ ~ ~ ~ . , _ , , x . d!,' `i.~: 1„ ~ ~ V~:~,'~+
~
ct~r s~. per~~t~r ~r.~ ~lc~
~ I. P~,AIYN'ZI3~ Al~~~, S~ESCRI~"~xC)N: AI2,EA Y..
'
. Th~ ,~ub,~+~c~ stke ia nearly g~u~~re~~h~pe~i ~nd ~r~clc,ses 9.3 aerec~. ~'he
p1~s~Hr~y L~ c~rrently in a~ricul.t~~.r~:1 u~a aN a f1,o~rer ~.urs~x~? and :~e
~ unde~ Williamsm~a Act d~nCx~~.t. It~e~.~~n~::L~a1 u~e o£ th:i~ ~ite i~ al~os~:
: ~ predie~osed it i~ ad,~~in~d by u?~~lt:i-famil.y us~s ~~n r~o~sth and we~t
(S~rmny~r~l~ G,i~~ ~.i~n.tts) ~nd ~~.rngl.e-~r~m~.~.y tr,wnteou~ea (~.2 uat~.C~/aer~:)
oxa Ch~: aast.
~ fYl. ArR'L1~JJ U~,7~~ NAd"\4~xaVril.'i II jl,,..~.~'` ? ~nbNHt
P~C ,•-1-•• ' i
~ ~ ~
1 I !Y ~nn '~^^'.^`W"'..~...._.,:~.,.
~ ,~yi) 7I1ii.'~Mtl , 'lV1lih~iy YkVMF+K•
+ 1 f ~Mrf/Y.
w.~.~+ww
^w..i~.~,
j -y Yw'~
i ~ .xg ~+~ytL^lJ'4J^J'LA"l'X~W~YLL ~
~ -.~....i ~ ` ~ ) v~ww+wwu ~ I
v ~
~ a~ 5f"~,: 1.. Nw.,r~ i
~ ] N • i 4~+
w f '
~ ~f ~.~i ~ ~
' ~ 1 ~ ~ r~+rP1AA ...~e+~w.~~,..,,,,,~~ ~
_ Y t~r~ ~.r+~~wr-1L..«~~~wn.wr~~
( rt?.° ~ 1 ( ......y.,~w,~....~y eTrw'~eww++Sw
~ ~ n~~~+*yl~~w+qqq
, i , ~IMyent ~"~'W~~ "`1 `WrY~? 1 l~~ ~'M"l4RI1~1 M
~~yer~ ~ ;~WM~~ "'~.~a +
~ ! ~.~L~.
. } d~ ~ ~ ~
I. w.~ ...r
ti i 6~
~
~ '
!C~'Il~ i.~"
, 1 ~
~ r.~.,~~.....~.._.-...~,., ,...,~,w'"""^^.w
1
~ ~
4 T ~s~~friYYL ~7~1~+~r~y~~~v~r ~
V j..l,./,. L/U{Le ~l~f:~ ts~'+L+?YlJA'A,f~?\A
~
1
~ ; 1~~3 Coxa ~'la~n D~~~~n~tt~c~r~~ ,~~~.cu~~cir~l
~ ~~n~r~X ~1~n T~ar~d U~~ Aamendm~r?t~: .Agr~.c:ul.t,~xa~, vri~~. ,~n uri~.~rw,
E ly~.r?g u~~ de~~.gna~~.oxi uf F~SZD~2V'~~A'~. at r~ A~NST"1'X ~.7f ],p~20 unic~/'a~~~:.
i
I B~~ls of Am+~~~da~a~n~: ' ,
a
{ A. Tkrc pxapo~ed ~1~r~mt,ty ~ar~g~ in~egra~~e~ th~ ~ub,~ect ~~t~ with ~3~e exi~C~irig
~ dev~lo~~ed ~'orm ~n ~ s~,mi,;t.r~rlp-~ized a~xd ~k~,~~~d p~ap~~rty tc~ t~» eg~t.
i
• B. .;ew+er, aerrtin~ +:~puct~i:y ~,n thist vicin~.ty xe~u~.r~~ dens~,~y resCrir.~:ia~1
Cc~ che .~,imi~~t sug~e~ct~d.
~
.
~19~-
~~t . , . ~ • , ~ ; ~ ~i ti' ,H. _ , . ~ ~ . . ,
M
' C~'C.~i/ C~ C..~;1~'12X:'If~+C3 ~,?!~£~Et~,. ~,~.,(~T'~
( T. ~'I..ANNtNG ~A ~3E5C~i.IF'TION: A~A ~
~
` .~R~~ N frocYts on Steveta$ ~r~+~k Buul~~rr~r.d t?~ewPen, ~ilar~ey ar~d tiarady Avexy,ue~s
; a~t+~. c~ontr~3~n~ apprnxima~ely f.our acr~s. Th~ shr~p~s ~n ~~a~ sl.t~, acid i~ts
i dl.rect ir~terf~~e w~.th ~ e~+t~h:l~.ahed ~?ingl~:~~amily~ ~zei.ghiaorh.u~~d, cze+~t~
~ di.ffic~.~~.ti~a of de~ign ~.ayou~ and h~ight rc.~~~,tan<?hipa wh~.ch F~voz ~
~ ur3.~c~d ~~a~e conc~p~. Ti~~a ~iCe cuYaai~~s af thre~ ja~,r.cc.1.~, on~ of which
~ az~ thce ex~rem~~ w~~~ ~c~g~, ia ~:u;rxer~tly pr~s~t~sed t~~r tawrtiho~hs~ ~eL=~lup,.
~ men,t r~t 7.,~ uni.r,:~/a~re ~
M ~T. I~AND USE ~3~,AGItQ~M . , .
~ ~
~ .,.i
E ,.,.w~ ~ ~ ~ ~
i ~ ~ ~ ~ ~ s~~ ~-2
i ~ 1;,,
` ~ ~ ~`l ~~~I~.~G.,1 ~ I,..I~lra
i
k ~Y ' ~ ~ N i I ~ ==~t,r
~ ~ , ~
; _ ~
~~a
~ • ~ ~
~ ~ c~~
, ~ ~ ~
..~.,W
'~r,.~....~~ ! ~ ~ C~~ a..«....a 1
1~~ ~
~ ; ti~w 1 ~ r~',~ i~1'11'~
^~i~:~.N~.
~ ~ 1 ~ ( w~y w
~ ~ J/~'.M
' i ~ ~ I~~~ aM(MNI
N } i ~ ~ ~
` i ,1~,~ tMwW' I4~M~oi ,
!
~ . . . , , . ~ ,
' ~
' ~ A..1.4, v 1+~3i~~,+ LJ~r {ti3i+~1~Y0~'AGFI,i. ,
~ 1!~7~.~~C~ ~'1~.n D~s~.~r?stir~~: Corma~rc~,~l., ~t~st.c~en~:~t,~~. (4.~+-12 ~~nit:~/ac~r~
s
, ~ cipt~~.tty. , "
~ t~en~r~.:l Plar~ T~mnd U~e t~~~?~rn,ent ; P,l~ncA~d R~~~.~e•nti~;2: ~ai:c w~.th ~t
b ~~xta~.~ted dens~ty r~xlge a~ li?~-2(7 units per acre~
. ~
~
; r ~
: ~ ~
,
' ' v ~ t,;.w ~ ~ ~
a,~ ,,,~i ,X , ~ , ;.i, , , , , ~ , .~'aa~S
~ , ' . . _ , i , , , ~ ' ~ ~ ~ , , a ~ i ~ S _ _ , , ~ , I - , ~ „ _ „ ~ , , , , , , „ 4 y5
r
i~ ~ 3 ~ ~ ~
.
' YaA1Vp CJS~ ,",Ut~dt~iAktY ~;itt;l:"f ~ .
C~Nk:l~Al, P(,AN AA4t~,NI)M~?N'C
G~,t~e~~l. Plctn
F.rtic~ndmenk 1.97~ Cc~r~ PLan
1ho~~riCt,~l. :l973 C:c~r.e Plarx F~ot.ent~t.~l.
~ Net~ I.~r~nci U~c~ Tqpe ~lea~.c9enCi~I. I~t~ncl Ur~~ Type Ree1.c~~z~s: i~s)_
S:Lt~e Px~o~~rty At~res ~nd 1:ttCersrii.Cg~ Y1n?,~r~ ~nd Tn4c~n~ity Unita
, A. '~'c~w~Y C~er~~.e.r la. ].1 * r~df~ Mix A 1,2--~.Fi 1)u/~,~. ~3Uw3Qb
H Wf.7.e«n >chti~~~l 5.~,!b ~~--,~41 ~~a/Ac 26-52 R!~-7 I]u/Ac 2I~-3fi
C 13.1..+~ney Av~. 93 R 5-1Q I?« EAc:. .l~-~29 R 4. ~e U~R/Ac l:i ~
1) F~r9.a Sc~o~~r,~l ~ S'~' F~ 1.0~•~U T7r~/Ac 2.5-•50 R~-1'l 1)~~/.t4~ ].1,-~0
Portal ,A~~rK~nue 5.3 i2 ~.5-~~~5 ~u/Ar 8~~1fa6 I~i,x A la-~.2 ~u/A~ 21-b4
: 1~ I~. S~:even,s Cre~k Ei1vd. 4.t3 t~~.x A~Q-~2U l'~.~/~ ~it~~9G Mix A, ~+°~.l ~)~.a/A,c 19-58
: G 1L~~~n~~~:/ T~~ .Ax~r~r~ B~.v~. ~.S M:tx A~,q~25 1~:,/Ac 3~~95 ~'D Crsmm~r~.;L~i 0
l~ W. t3t~nd~R~±,y 7.1 (t') MTa Mi.x t3 j+-~.~ 1~~?~/Ac 28T71.
I M+~ai.~r~A ~.0 h41.~ M:i.x ~i ~?~-10 Au,lAr 2~?-~~iq
, .I raclci.n~ ~].t~iyi: ~.A. `i R 2~?;-3S I)~i/Ac .i,r0-~f~47 R. k•-L?. 1)u/A~; 74-~212
K ~'ax~4 (~'.W~ ?~ixrrk~l~) 7.G R 1~~2.U I?~~/Ar. 7G~-1~i8 A~if.ca~ltiaral U
~ Fc~r~e (k1~»u~~~t~~d) R 10°~~{~ T)u/~,c 9:3-~1t36 A~;ri.c:u].ra~i°al. ~
N ~ta~1c9;~ X,t3111.? ~.9 R].0~•7.0 Ltu/A~ 3~-~/t~ r1~.x t1 ta,..!.2 1)~~/Ac l.6-~+I
. ,1'0'~A~,S 95~82 ;].20H~-J.9Er7 457--~p7
~ ~..~a~nd llse '~'y~e Cc~~c
R B+~yfcl~anC.~,~~1 ~,c~n.t2 U~~ ~
~ ~t.tx ~ 1te~ic~ier?~:1~1./Cc,mm~.rc:1~:1 ur c~~amt~ira~itir,>?a cat" c~aciti xt~x'~~1 u~e ~~~t~~ory,
t~llx k~c~J..~i~,~aiti.c~~./(.'~mmc~~'~:t:~.~.I1'.rtdt?Atrtr~l. uY fx carnbi~~nttoat c.?i` ~~~c:h ~,~~~ci ~ir~~ c.i~t~~c~r}r.
~ Mix ~ Cam~~~r.~~:~.r~:~J C:k~c,tr.r~tr.~.r~'1~ ax c,caml4in+~r:~at~ c~~' ~r~r.h ~.~r~d u~~~ c~~~r.r~gury.
~.~~nrt i~x~~:r~ t,c~ b~ r~~ul.f.~~~d L~' 'P~wx~ CLnt~r a.uniri~, ~~l.~ar~. K~~f~zr Si.t~e A,. t~xc;.
t~(D7'~~s Si.t~.~ ~1 ct~,1,~tFC1 ~rc»~a r~4'udy a~ca~z.
. , , .