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The area proposed as a Special Area Zone was analyzed as part of the planning process for <br />the draft Royal Avenue Specific Plan. The Special Area Zone would facilitate <br />implementation of nodal development principles as identified in the adopted TransPlan. The <br />Special Area Zone will also facilitate the preservation of drainage features and wetlands that <br />benefit the commmnity. <br /> <br />(3) <br /> <br />Except for areas zoned S-H Historic Special Area zone, the area to be classified <br />S Special Area includes at least ½ acre in area. <br /> <br />The area identified for application of the Special Area zoning is approximately 191 acres in <br />size. <br /> <br />(4) <br /> <br />The application of the zone to the properties proposed for inclusion in the S <br />Special Area zone and the required provisions of the special area zone <br />ordinance are consistent with the criteria required for approval of a zone <br />change, according to EC 9.8865 Zone Change Approval Criteria. <br /> <br />Although this ordinance does not include the application of the zone to any properties, <br />findings of compliance with EC 9.8865 are provided below': <br /> <br />The proposed change is consistent with applicable provisions of the Metro Plan. The <br />written text of the Metro Plan shall take precedence over the Metro Plan diagram <br />where apparent conflicts or inconsistencies exist. <br /> <br />The proposed Royal Node Special Area Zone would implement the Metro Plan nodal <br />development policies, as discussed above. If the Nodal Development designation is added <br />to the Metro Plan Land Use Diagram as proposed, then the proposed zone change would be <br />consistent with the Metro Plan diagram as well. <br /> <br />(2) <br /> <br />The proposed zone change is consistent with applicable adopted refinement plans. <br />In the event of inconsistencies between these plans and the Metro Plan, the Metro <br />Plan controls. <br /> <br />The proposed Royal Node Special Area Zone, as analyzed in the draft Royal Avenue Specific <br />Plan and other documents prepared through the Royal Node planning process, implements <br />the nodal development policy proposed ~br inclusion in the Bethel-Danebo Refinement Plan. <br />If the amendment to the Bethel-Danebo Refinement Plan is approved as proposed, then the <br />proposed zone change will be consistent with the adopted refinement plan. In addition, if <br />the Nodal Development designation is added to the Metro Plan Land Use Diagram as <br />proposed, then the proposed zone change would also be consistent with the Metro Plan~ <br />identified as the governing document. <br /> <br />Exhibit A - 23 <br /> <br /> <br />