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Crescent/Coburg The Crescent Node includes about 138 acres of land and 87 tax lots. It is located east of Coburg Road, north and south of Crescent Avenue. The area includes land designated in the Metro Plan for residential, commercial and industrial uses. The node contains properties that are currently outside the city limits, including the Kinney Loop area and properties north of Kinney Loop. The area was selected partially due to the large amount of vacant land. At the time the node was identified, a total of 99 acres were vacant, or about 72%. The remaining developed property include Kinney Loop area (primarily single- family homes), Crescent Park PUD (200 unit apartment complex), Crescent Ventures (three office buildings zoned Campus Industrial), Summer Oaks Crescent Center (partially developed with a branch bank and small neighborhood shops), and Crescent Medical Offices (clinic and delicatessen). In March 2002, the Eugene City Council initiated the process to amend the Metro Plan designation to apply the Nodal Development designation to the entire Crescent Avenue Node and to apply the/ND Nodal Development overlay zone to the portion of the area within the Eugene City limits. In December 2002, the Eugene and Lane County Planning Commissions held a joint public heating on the proposed amendments and forwarded recommendations. The Eugene Planning Commission expressed concern over the lack of a specific plan for this node such as those being developed for the Chase Gardens and Royal Avenue nodes. However, commissioners supported the proposed amendments as an interim step. The Eugene Planning Commission voted 5:0 to, "recommend that the City Council adopt the amendments to the Metro Plan diagram and concurrent automatic amendment to the Willakenzie Area Plan land use diagram to depict the Crescent area as a nodal development area, with strong reservations that this and all future nodes require a currently unscheduled nodal planning process to make the goals of nodal development attainable and to make this development compatible with adjacent properties." The commission voted in an identical fashion for the amendment concerning the/ND overlay zone. The Lane County Planning Commission voted 5:1 to recommend that the Board of County Commissioners deny the amendments. The Lane County Planning Commission's primary concerns included the lack of detailed planning for the area and the inability to change the underlying Metro Plan designations and zoning through this process. Concern was expressed about the potential incompatibility of new high density residential development on the vacant 38-acre development owned by Arlie & Company and the existing low density residential areas to the east and west of the property. On January 22, 2003, the Eugene City Council and Lane County Board of Commissioners held a joint public hearing on ordinances to implement nodal development in the Crescent Avenue area. The ordinances included amendments to the Metro Plan land use diagram, with concurrent automatic amendment to the Willakenzie Area Plan diagram, for the entire area and amendments to the Eugene Overlay Zone map for the unincorporated area. These ordinances were adopted by the Eugene City Council (2/24/03) and the Lane County Board of Commissioners (2/26/03). During the process of making minor revisions to the/ND Nodal Development overlay zone, the City Council approved streamlining the application of the overlay upon annexation of property designated Nodal Development in the Metro Plan. In May 2003, Arlie & Company submitted a set of plan and zoning map amendments designed to provide the policy and regulatory framework for a "high-density residential, pedestrian friendly, mixed use, transit- oriented development" on a 39 acre vacant development site within the Crescent Node. On June 12, 2003, the City deemed the applications complete for processing. On June 23, 2003, the Eugene City Council initiated the code amendments being processed concurrently with the Willakenzie Area Plan amendments. 22