I INTRODUCTION <br />2 A. Background <br />3 The subject property is a 121-acre parcel with a long east-west axis, <br />4 located at the southern edge of the city, adjacent to the urban growth boundary. <br />5 The comprehensive plan designation for the subject property is controlled by <br />6 the Metro Plan diagram, adopted in 2004, which is a paper 11x17 inch map at a <br />7 scale of one inch equals 7,000 feet. The Metro Plan diagram is not property- <br />8 specific, and indicates plan designation by blobs of color. <br />9 In the present case, the southwestern boundary of the property adjoins <br />10 the right-of-way for East 30th Avenue. In this area, which has steep slopes, the <br />11 city-owned property that includes the East 30`h Avenue right-of-way is <br />12 approximately 240 to 300 feet wide., On the Metro Plan diagram, East 30"' <br />13 Avenue in the vicinity of the subject property is depicted as a black line that <br />14 runs along a southeast to northwest axis, then curving gently to the west, where <br />15 it intersects with Spring Boulevard, approaching from the south, and then <br />16 continues west. <br />17 In 2012, Environ-Metal applied to the city for zoning map amendments <br />18 and development approvals to develop the entire property for residential use, <br />19 based on a refinement plan map that appeared to show the entire property <br />20 designated Low Density Residential (LDR). The city denied the application, <br />21 concluding that the controlling document, the 2004 Metro Plan Diagram, <br />22 depicts a strip of land in the southern portion of the property with the Parks and <br />Page 4 <br />