17 <br /> <br />(a) Maintain existing land use pattern. <br />(b) Apply site review for medium-density development in the northern portion of the <br />subarea. <br />(c) Limit number of River Road access points to medium-density development in the <br />southern portion of the subarea. <br />(6) River Road/Hilliard Subarea. <br />(a) Rezone small split-zone tax lots to their most intensive use. <br />(b) Maintain viability of existing residential land use. <br />(c) Recommend professional office development for the undeveloped land on the west <br />side of River Road between West Hillcrest and Horn Lane. Only professional office <br />development making unified use of one or more acres shall be allowed in the area. Access <br />shall be limited to mitigate impacts on existing low-density residential development west of <br />the area. <br />(7) River Road/Howard Subarea. <br />(a) Maintain the status of non-conforming uses. <br />(b) Maintain the status of existing medium-density land use. <br />(c) Encourage medium-density residential development for all portions of the subarea, <br />with the exception of the following areas: Hatten Street commercial area, the area west of <br />River road between Maxwell and Howard, and the area east of River Road between Owosso <br />and Corliss. <br />(d) Recommend professional office development on the east side of River Road between <br />Owosso and Corliss. <br />(8) Maxwell/Park Avenue. <br />(a) Recommend development of medium-density housing, while maintaining natural <br />features, for neighborhood park and open space through use of clustering and site review. <br />(b) Concentrate medium-density development around the commercial node, with a <br />transition to low-density, particularly at the northern and southern boundaries of the <br />subarea. <br />(c) Apply site review for parcels fronting the Northwest Expressway and the Southern <br />Pacific Railroad tracks. <br />(d) Maintain current commercial designation to the north of the line which would be <br />Howard Avenue if ever extended westerly. Only commercial developments making unified <br />use of five or more acres shall be allowed in the area. <br />(9) Riviera. <br />(a) Continue existing land use pattern. <br />(b) Rezone single-family residential south of River Avenue to medium-density and north of <br />River Avenue to commercial zoning. <br />(c) Rezone all residentially developed parcels south of River Avenue and east of River Road <br />to medium-density residential use. <br />(10) River Avenue. Rezone the area north of River Avenue to commercial. <br />(11) River Road/Irving. <br />(a) Rezone small split-zoned tax lots to their most intensive use. <br />(b) Parcels south of Santa Clara Avenue and west of River Road, that are not already <br />developed for commercial use, should be zoned of office development.