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Steve Nystrom, Planning Division, provided the staff report. He said the site involved 149 acres located on the north and south side of Royal Avenue west of Danebo Road. He said the proposed action involved two things: 1. Applying the nodal development symbol to the Eugene-Springfield Metropolitan Area Plan (Metro Plan) Diagram and the Bethel/Danebo Refinement Plan maps; and 2. A concurrent zone change which would apply the nodal development overlay zone to all property within the node. Mr. Nystrom said it was important to note that the proposed actions would not affect the underlying land use designations in the Metro Plan or in the refinement plans and, additionally, would not affect the base zoning on the parcels located within the node. He said all of the property within that particular nodal development area was located within the city limits of Eugene so the City of Eugene would be the sole decision-maker on the proposal. Mr. Nystrom read the approval criteria for the Metro Plan amendments and zone changes into the record. He cited requirements from Eugene Code Section 9.7730 regarding Metro Plan amendments, and from Eugene Code Section 9.8865 regarding the zone change that would apply to consideration of the nodal development overlay zone. Mr. Nystrom noted that the Planning Commission had held its public hearing on the matter on December 10, 2002, had taken action on January 6, 2003, and had recommended to the council that the proposed amendments and concurrent zone changes be denied. He said the commission concluded that the node would not achieve the density necessary to support itself as a node, it would not be able to attract adequate transit service, and it would not provide adequate employment and commerce opportunities. He said a memorandum from the Planning Commission that explained its position was included in the council meeting packet as "Attachment B" and added that the draft minutes from the commission meetings were also included. Mr. Nystrom noted, in spite of the recommendation of denial, that there was a draft ordinance and findings as part of the meeting packet should the council decide to approve the amendments for all, or a portion, of the node. Mr. Nystrom reported that there had been a significant amount of land use activity occurring in the nodal boundaries being considered. He referred the councilors to page 277 of the meeting packet and noted that the three westerly tax lots on the north side of Royal had been granted zone changes from Agricultural to Low-Density Residential. In addition, he noted that there was a pending subdivision application, currently being reviewed, that would create 220 single-family lots as well as an 11-acre City park site. Directing councilors' attention to three tax lots on the northeasterly portion of the land, Mr. Nystrom noted three other tax lots that represented the Danebo School site and noted that a zone change from Agricultural to Public Lands had recently been approved for that area. He went on to say that Tax Lot 203 had recently received a zone change from Iow-density residential to medium- density residential with a planned unit development overlay. He said that all of this activity had taken place during the Planning Commission evaluation process. He noted that a revised zoning map had also been included in the meeting packet. MINUTES-Eugene City Council February 10, 2003 Page 6 Regular Meeting