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<br />"Areas ident~fied as nodal development areas in TransPlan are considered to have potential <br />for this type of land use pattern. Other areas, not proposedfor nodal development in <br />TransPlan, may be determined to have potentialfor nodal development. <br /> <br />Nodal development is a mixed-use, pedestrianfi-iendly land use pattern that seeks to <br />increase concentrations of populations and employment in well dejlned areas with good <br />transit service, a mL'( of diverse and compatible land uses, and public and private <br />improvements designed to be pedestrian and transit oriented. Fundamental characteristics <br />of nodal development require: <br /> <br />· Design elements that support pedestrian environements and encourage transit <br />use, walking and bicycling; <br />· A transit stop "l1-hich is within walking distance (generally % mile) of anYH'here <br />in the node; <br />· Afixed uses so that services are available Yl'ithin walking distance; <br />. Public c\paces, such asparks, public and private open space, and public <br />facilities, that can be reached without driving; and <br />· A mix (~f housing types and residential densities that achieve an overall net <br />density of at least J 2 units per net acre. '.' <br /> <br />Additional information regarding the various types of commercial development is included on <br />pages II-G-4 and II-G-5 of the Metro Plan. The information provides clarification on what <br />constitutes community commercial, neighborhood commercial and strip or street-oriented <br />commercial and how they differ. The applicant's submittal is for a mixed-use center (community <br />commercial and residential). Although the existing development along River Road is strip <br />commercial the proposed amendments to the Metro Plan and Refinement Plan ensure that a <br />community commercial facility is developed that, while scoping beyond the neighborhood, provides <br />many of the core ingredients of a neighborhood commercial development including: <br /> <br />· Within convenient walking or bicycling distance of an adequate support <br />population. According to the US Census the population of Tract 23 which <br />includes the proposed development and area to the east of River Road is 6,663 <br />persons2. This area will provide the primary support population for the proposed <br />development with others coming from the adjacent neighborhoods3. Bicycle <br />lanes and well designed pedestrian areas are provided and elements of these areas <br />are further explained with the proposed refinement plan text amendments. <br />· Adequate area to accommodate off-street parking and loading needs and <br />landscaping, particularly between the center and cutjacent residential property, <br />as well as along street frontage next door to outdoor parking areas. The <br />provisions for landscaping and parking will be addressed at time of Site Review <br />and Planned Unit Development application that are proposed to be required as <br /> <br />2 Source: US Census, http://www.census.gov <br />3 The Santa Clara neighborhood is comprised of two primary Tract,> (23 and 24) with a total population of 17,125 <br />people according to the 2000 US Census; it is likely that this area will provide the primary and secondary support for <br />the proposed development. <br /> <br />Findings- November 19, 2007 <br />Page 16 <br />