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FACTS The property is 7.8 acres, is zoned C-2 Community Commercial with SR Site Review and PD Planned Unit Development overlays, and is located on the east side of River Road, north of Green Lane and south of Hunsaker Lane. The property is roughly square in shape with a small square cut out from the southwest corner where a beauty shop is located. The property is the site of the former Santa Clara Elementary School. Although the entire site consists of 11 tax lots, the proposed planned unit development (PUD) is for the seven tax lots on the southern portion of the site comprising 2.7 acres. The remainder of the site is planned to be develop in a later phase. River Road is major arterial, while Hunsaker Lane is a major collector and Green Lane is a local street. Properties to the east are developed with single family and duplex residential homes. Properties to the south across Green Lane are commercial uses and single family residences. Properties to the north across Hunsaker Lane are primarily single family residences. River Road is to the west. Lane Transit District (LTD) proposes to build a new transit station to replace the one located on River Road by the Beltline Highway. The transit station would include a bus parking and shelter area on the northern portion of the property, a bus driver relief building on the southern portion of the property, and a park and ride parking area on the eastern portion of the property. Buses would enter the facility primarily through a dedicated bus lane on River Road for buses coming from the south. Buses coming from the north (which are much fewer) would enter the facility from Green Lane. Commuters would access the park and ride from a proposed new connector road on the eastern boundary of the property from Green Lane. The proposed connector road would eventually be extended to Hunsaker Lane to the north when the remainder of the property is developed. ANALYSIS The staff report does a very thorough job of explaining how all of the applicable approval criteria are satisfied. Opponents do not challenge most of if not all of the findings in the staff report. It would be a waste of the City's money to review and repeat all of the unchallenged findings in the staff report. I have reviewed the staff report and I agree with those findings. Therefore, I adopt and incorporate the staff report in this decision, except as further discussed. Opponents raised a number of concerns with the proposed development. None of the opponents, however, identified, let alone directed their testimony, to any actual approval criteria. Generally, I try to relate opponents' arguments to specific approval criteria, even when opponents do not identify any approval criteria, when it is at least relatively clear which approval criteria Hearings Official Decision (PDT 19-1/ARA 19-1) 2