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MD Nodal Development Overlay Zone (2002). Stage two of the node identification process began in 2001 with City Council approval of its work plan for 2001-2002. Among the items on that work plan were the following: · Develop a funding, implementation and regulatory plan for nodal development; · Planning Commission recommendation on nodal development implementation; · City Council action on the plan, including selection of"priority nodes". The Priority Node site selection process is fully described on pages 5 through 8 of the status report memo (Exhibit F) As it became clear from the earlier "pilot projects" that site-specific planning for individual nodes would take far too long to accomplish within the mandated timeframes established in the TransPlan implementation schedule, the City, with the support of the State, developed the/ND Nodal Development Overlay Zone with the intent of applying it to the eight selected "high-priority nodes." This more aggressive approach resulted in the application of the/ND Nodal Development Overlay Zone to three of the eight priority nodes; the proposal to apply it to five other sites was suspended pending a review of the approach used to implement the node designation and zoning overlay in the selected areas. The suspension of the/ND Overlay zoning process was due to several failings. The zone itself was perceived to force a "one-size-fits-all" solution on the affected areas, all of which have unique characteristics that demanded customized solutions. The Planning Commission in its 2003 Annual Report to the City Council identified numerous problems with the implementation process in place at that time and with the specific/ND Overlay code provisions proposed for adoption. Issues identified by the commission include: · Lack of standards in the/ND Overlay zone to insure compatibility of new development with existing development; · The inability to achieve desired nodal development characteristics without being able to develop an overall plan for the entire area (specific area plans); · Lack of adequate notification of affected property owners; · Minimum floor-area-ratio requirements (1.0 FAR) in commercial zones; · Maximum setback provisions and limits on the location of residential parking areas in the residential zone requirements; · The effect of minimum density requirements for R-2, R-3 and R-4 zones on small infill lots; and · Recognition that the adjustment review process for the/ND Overlay zone was inadequate. The Planning Commission's report and recommendations to the City Council (Nodal Development Implementation - Mid-Project Review) is included as Exhibit G to this report. Nodal Development Implementation - Two Year Work Program (2004) Following the Council's decision (in May 2003) to suspend the application of the/ND Nodal Development Overlay zone to other "high-priority nodes" until identified problems had been fixed, and the joint meeting with the Planning Commission in July 2003, the