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Future Land Use Pattern The present land use plan designation for -the subject property is M-1, Medium -Density Residential (up to 8 units/acre). All areas surrounding the subject property are also designated as M-1 on the county's future land use map. This designation permits various types of medium density residential development up to 8 units/acre. The subject property is within 3,900 feet (0.72 mile) of the commercial/industrial node located at the intersection of I-95 and S.R. 60, and is within 300' of the developed neighborhood commercial node at the southwest corner of State Road 60 and 74th Avenue (Seald Sweet). The Purpose and Function of CN Nodes The neighborhood commercial node overlay designation and corresponding CN zoning are applied, maintained, and evaluated in a manner different from other land use designations and zoning districts. Unlike all other commercial zoning districts, CN zoning may be granted on property located outside of commercial/industrial nodes shown on the future land use map. Thus, the CN node designation and zoning may be approved on properties having non- commercial and non -industrial land use designations, such as properties designated as M-1. Therefore, neighborhood node and CN zoning approval can be granted on agriculturally or residentially designated properties without an amendment to the land use plan. The function of neighborhood commercial areas is also different from that of the county's other commercial designations and districts. Neighborhood commercial areas are designed to meet the convenience retail needs of surrounding residents, are limited in size, use, and location, and are essentially granted on a "use it or lose it" basis. A progress report provision was incorporated in the CN district requirements of the county's Land Development Regulations (LDRs) to give the Board of County Commissioners an opportunity to determine if development of a node has commenced and progressed. If the Board finds that adequate progress has not occurred, this provision allows the Board to terminate node approval or grant a six month extension of node approval. The neighborhood node termination provision is important because of the neighborhood node separation requirement. As provided for in the CN district requirements, no neighborhood node shall be established within one mile of another neighborhood node. That requirement was established to ensure that neighborhood nodes would be limited in number and sufficiently dispersed. However, it was recognized at the time that these requirements were drafted that the separation provision would work only if node approval was subject to revocation for non -development. The History of Subject Property Designation/Zoning In 1985, Adult Communities Total Services (ACTS), Inc. requested to rezone 7.26 acres located north of S.R. 60 and west of 74th Avenue from R -3A, Retirement District, to C-lA, Restricted Commercial District. This 7.26 acre tract included the subject ±3 acre parcel. The applicant also requested that this property be designated as a neighborhood node to allow for the C-lA zoning. It should be noted that at the time of the request no CN district existed; the C-lA district was at that time the most restricted commercial district, and thus, the most appropriate zoning for a neighborhood commercial node. On April 11, 1985, while considering the designation/rezoning request, the Planning and Zoning Commission tabled action on the .request pending further staff analysis of the .then -existing criteria used in establishing neighborhood nodes. At its April 25, 27 BOOK f' LIAR J 01992