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The other disadvantage of the current process is that, since we are adding an overlay Metro Plan designation and overlay zone to the areas, people are not notified as far in advance of the Planning Commission public hearing as they would be if a specific plan were being developed for the area. Although staff have provided additional information with public hearing notices and drop-in information sessions prior to the public hearings, and staff and Planning Commissioners have attended neighborhood meetings to discuss nodal development, we appreciate the concern expressed by residents and businesses with the short timeframe for action on these eight areas. Finally, we are concerned that the current process is about regulation, not about assistance or incentives to those wish to achieve nodal development concepts. Concerns with the Current Code Most of the testimony we have heard objecting to the actions before us have been objections or concerns about specific provisions in the/ND Nodal Development overlay zone. As noted above, the majority of the testimony has been in support of the concept of nodal development -- but not the overlay zone regulations that would implement it. A minority of those testifying stated that the concepts of nodal development weren't appropriate in their vicinity. The concerns fall into three general categories: 1) specific commercial zone requirements, 2) specific residential zone requirements and 3) adjustment review. In evaluating these concerns, we reviewed the original May 2000 draft of the/ND Nodal Development zone and considered the extent to which amendments to the draft, either through policy decisions or drafting errors, had led to the concerns we have heard in testimony. Based on our evaluation, we believe that many of these concerns are valid and that amendments to the/ND Nodal Development overlay zone should be considered as soon as possible. In our discussion, we tried to find a balance between being so prescriptive that no development occurs and being so liberal that nothing changes. We tried to consider the implications for residential and commercial development, for new development and expansion of existing development, and for large and small lot development. Each circumstance, of course, provides its own unique challenges and opportunities. The following provides a smnmary of the concerns and a list of amendments to the/ND Nodal Development overlay zone recommended by the Planning Commission. The Planning Commission is requesting that the Council initiate these amendments to the/ND Nodal Development overlay zone. Commercial Zone Requirements. Of the commercial zone concerns heard in testimony, the one we have heard most often -- from both large and small commercial property owners and businesses -- is with the 1:1 minimum floor area ratio (FAR) requirement.