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Plan such as Royal Avenue. The development code for the Royal mixed use area can be viewed at EC 9.3800 through EC 9.3823. 3. Another issue that was raised concerned whether the conceptual diagram depicting nodal development that was used during the TransPlan Update process was still being used as a model for mixed use (nodal) development. The nodal development diagrams used during the TransPlan process were conceptual diagrams that were created by Peter Calthorpe, an architect and early proponent of planning for transit-oriented development. (See Exhibit B, pages 10, 11 and 12for examples of how that concept was adapted for local use). Calthorpe's work was used extensively in modeling the nodal development idea for the Eugene-Springfield metro area. Calthorpe's firm, Peter Calthorpe and Associates, was engaged to help evaluate the model and design standards that were created locally and to facilitate several public workshops to test the concept. The model and diagrams were used as the basis for developing and explaining the nodal development concept. The diagrams are very general and lack a level of specificity that limit their usefulness in the kind of site specific planning that we are currently engaged in. However, they will always be useful as a conceptual reference. 4. An issue raised by one Councilor at the October 20, 2004joint work session with the Planning Commission was that the Council had previously decided against having three types of nodes (neighborhood, commercial and employmenO. It is quite true that the Council voted to remove the terminology and detailed descriptions for "Neighborhood Centers", "Employment Centers", and "Commercial Centers" from the TransPlan map and policies before TransPlan was adopted. A reading of the minutes of those joint meetings with the Springfield Council and Board of Commissioners reveals some general and broad discomfort about the specificity of the definitions of those node types and concerns that they would be difficult to explain to the public. We must be clear that nothing was done subsequent to that decision that affects the inter-jurisdictional agreements reached in those meetings or the adopted policies for TransPlan. As far as the regional TransPlan is concerned, potential nodal development areas are all one type; i.e. generic nodes. (See Exhibit J-1 - TransPlan Potential Nodal Development Areas Map). The Planning Commission discussed the public understanding of nodal development at length after the Council halted the/ND Overlay process and directed the Commission to fix the program. It was generally understood by the Commission that the generic TransPlan Potential Nodes map was confusing to many city residents. The map reinforced the perception that the program really did take a "one size fits all" approach to nodal development planning. That was the message repeated over and over again in the 2003 public hearings on the eight "high priority" nodal development areas. 14