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The area proposed for reduction in the required density from 1.0 FAR to .65 FAR includes <br />property downtown outside of the core area as well as neighborhood areas outside of the <br />Downtown Plan area. The intended purpose of the reduction is to provide a wider range of <br />allowable densities to facilitate desired development given the current economic climate and the <br />public testimony indicating that development is occurring outside the /TD zone and not within it. <br />Public testimony also indicated that inappropriately high FAR requirements actually result in less <br />area density by discouraging development; appropriately set FAR requirements, even if at a <br />lower level, can therefore result in more density. <br /> <br />The code amendment to areas zoned C-3 Major Commercial impacts property within the West <br />University Refinement Plan area. The code amendments to the /TD Transit Oriented <br />Development Overlay Zone affect property within the West University Refinement Plan area as <br />well as the Jefferson Far West Refinement Plan area. <br /> <br />Policies in both of these refinement plans do not specifically address the code amendments. <br />However, the following policy in the Neighborhood Economic Development Element of the <br />Jefferson Far West Refinement Plan lends general support to the amendments, although it does <br />not constitute a mandatory approval criterion: <br /> <br />3.0 Take actions to continue to attract investment by the private sector in the central city. <br /> <br />Similarly, the following policy in the Land Use, Housing and Commerce Element of the West <br />University Plan relates in general to the changes to the FAR required in the /TD Transit Oriented <br />Development Overlay Zone outside of the downtown core area: <br /> <br />24. Commercially zoned property in the plan area shall be used more intensely in the future. <br /> <br />This policy refers to all commercially-zoned property in the plan area, not specifically the area <br />that is regulated by the /TD Transit Oriented Development Overlay Zone. The intent of the <br />amendments to the /TD Overlay Zone, however, is encourage and facilitate development of the <br />property within the West University neighborhood that is located within and is therefore <br />supported by this policy. <br /> <br /> <br />Exhibit A - 8 <br />