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Walnut Street Station The 45 acre Walnut Street Station nodal development area was chosen as a high priority nodal development area because of the location of a bus rapid transit station to be constructed at the comer of Franklin Boulevard and Walnut Street in the near future. The nodal development area includes property generally within walking distance (1/4 mile) of the future bus rapid transit station with the exception of most properties zoned for low density residential uses. This area is developed but contains large underdeveloped properties. For instance, the potential for redevelopment of a vacant Department of Motor Vehicles office property and ODOT maintenance yard was also a factor in choosing the area as a high-priority node. Other large properties that could be redeveloped in the future to more intense land uses, include large car sales lots, a large hotel property with a large parking lot, and an underdeveloped property zoned for high density residential uses. The current Walnut Street Station nodal development boundary was modified from it's proposed boundaries at 57 acres to 45 acres due to neighborhood opposition to the inclusion of low density residentially (R-1) zoned areas being within the proposed node boundaries south of East 15th Avenue to East 17th Avenue. Two large meetings were held with the neighborhood organization to promote and explain the nodal development concept and boundaries. Neighborhood support for the nodal development concept was obtained in regards to commercially-zoned, medium-or high-density residentially zoned areas within the node, but opposition to including blocks of low density residentially zoned property within the node was strident. After holding a public hearing, the City Council requested that the boundary of the nodal development area exclude most of the low density residentially zoned properties that were the subject of opposition by neighborhood residents (R-1 zoned areas south of East 15th Avenue). Opposition by commercial property owners and motor vehicle-related businesses was heard by the Council at the public heating and in the written testimony. Opposition focused on specific provisions in the proposed/ND Nodal Development Overlay zone, particularly in reaction to the floor-to-area ratio requirements for new or expanded businesses, and the listing of some motor-vehicle uses as prohibited in the zoning overlay. The council has deferred action on the proposed ordinances until the/ND Nodal Development overlay zone provisions are re-evaluated and updated in response to public opposition and issues raised by the Planning Commission. During the course of the project public involvement was high. Two large neighborhood meetings were held with City Planning staff. Staff met with individual neighbors, property owners, and business owners as requested. Over 58 letters and many oversize exhibits were submitted as testimony during the two public hearings held before the Planning Commission and the City Council on March 11, 2003 and May 12, 2003. The City Council and Planning Commission each held work sessions following their public heatings. 35