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/ND Nodal Development Overlay Zone It became clear from the pilot projects that site-specific planning for individual nodes would take far too 10ng to accomplish within the time frame established in the TransPlan schedule. To implement TransPlan's nodal development strategy in a timely fashion, the City of Eugene combined requirements from the Transportation Planning Rule, the City's downtown Transit Oriented Development Zone, and lessons learned from the two pilot projects to create a single zoning district that could be applied more efficiently and uniformly to many nodal development areas. The resultant/ND Nodal Development Overlay Zone (Eugene Code 9.4250, adopted 2002) serves several purposes. First, it protects identified potential nodal development areas from incompatible, 'non-nodal' development. Second, the overlay zone directs and encourages development that supports nodal development concepts in appropriate areas. The/ND overlay provides land use and design standards so that it may be used as the sole implementing land use regulation for all or part of a nodal development area. The zone was structured to be effective on both vacant and redevelopable lands. The/ND Overlay achieves compliance with the Transportation Planning Rule through the following land use regulations supporting pedestrian friendly, mixed-use development within the node: Prohibits low intensity, land extensive uses, such as automobile sales and service, recreational vehicle rentals, parking lots not related to a specific business or residences, and drive-through facilities. · Limits retail buildings to less than 50,000 square feet on the ground floor. · Requires minimum floor-to-area ratios (FAR) of 1.0 in most areas zoned for commercial and office uses. · Requires a minimum FAR of .4 in areas zoned for industrial uses. · Establishes higher minimum densities in residentially zoned areas (8 du/net acre for R-1 Single Family Residential and R 1.5 Rownhouse zones; 15 du/net acre in R-2 Medium Density Residential zone; 25 du/net acre in R-3 Limited High-Density Residential zone; and 30 du/net acre in R-4 High-Density Residential zone)., · Imposes the/TD Transit Oriented Development zone standards that apply in the downtown core area to the nodes. These affect building placement, access, and prohibit parking between the building and the street. As discussed in a later section of this memorandum, this 'one-size fits-all' approach raised very real concerns among residents and businesses in many of the city's priority node sites - often with different concerns being raised in each node, because of each area's unique historic development pattern. Application of Nodal Development Designations and Zonine As mentioned above, planning for specific nodal development areas has occurred in two cycles. The first cycle occurred between 1998 and 2000 and involved development of specific area plans for two "pilot projects" that served as a proving- ground for testing new approaches to land use, transportation and infrastructure planning; citizen- involvement, and for redefining the role of the public sector in development planning and approval. The second cycle occurred between 2001 and 2003 and involved the creation of a specific area plan for one additional node (Chase Gardens) and development and application of the/ND Nodal Development Metro Plan designation and/ND Nodal Development Overlay zone to the eight selected priority nodes. 10