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W. 18th / Churchill The Churchill node includes approximately 61 acres of land on a total of 205 tax lots. Nearly 75% of the land (45 acres) is zoned for low-density residential development; 10% (6 acres) for retail and office development; with the remainder allocated to an elementary school zoned PL Public Land. Key factors for selection of this high-priority node included the potential for additional neighborhood commercial services, and identification of West 18th Avenue by the Lane Transit District as a future Bus Rapid Transit (BRT) corridor. Staffs analysis and recommendations concerning the Churchill node identified characteristics of the area which would assist in meeting the stated goals of the nodal development concept. Those characteristics include: an existing housing mix that consists of single-family and multi-family housing with a net density of approximately 13 dwelling units per acre · proximity of housing to an existing neighborhood-scale commercial center (Churchill Plaza) · potential for additional infill commercial development · current level of transit service with potential for BRT enhancements While the existing commercial center is certainly a defining feature of the proposed node, the current floor area ratio of the development is approximately 0.30, which is far below the FAR level targeted by the/ND Overlay zone. In it's discussion about the node, the Planning Commission found that the/ND Overlay zone's 1.0 FAR requirement would represent a significant (if not cost prohibitive) barrier to redevelopment of the commercial area within the node. This issue, as well as other concerns expressed by the Planning Commission in the mid-project review and recommendations to the City Council resulted in a specific recommendation not to apply the/ND overlay zone to the Churchill node. However, the Planning Commission expressed their continued support and commitment to the concept of nodal development by recommending approval of the Metro Plan designation change for the Churchill node. Notably, relatively little public testimony was received during the public hearing process for the Churchill node, both before the Planning Commission and City Council. Most input was received informally at a neighborhood meeting attended by Planning staff. None was received from the commercial property owners within the area, and property owners that did express concem were primarily focused on their ability to remodel or expand existing single-family residential development. The City council held a public hearing in June, 2003 regarding the adoption of the proposed/ND ordinances, but action on the ordinances was postponed at the direction of the Mayor and City Manager. Even though the Planning Commission did not recommend application of the/ND overlay zone to the area, staffs recommendation to the City Council was to approve the Metro Plan designation change as well as the rezoning, based on findings of consistency with the applicable approval criteria. At this point, action has not been rescheduled for the Churchill node. 33