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_ M • The Board of County Commissioners could adopt the PRO district as recommended by the Planning and Zoning Commission. Staff would not recommend this alternative based upon the analysis as presented above. It is staff's position that retaining the CN zoning designation for the subject property is not an alternative. Since the site's neighborhood node designation has been terminated by the Board of County Commissioners, the property must be rezoned to a residential district or to PRO to be consistent with the county's land use plan map. CONCLUSION It is staff's position that the existing neighborhood commercial node designation and CN zoning of the subject property are not warranted. Not only is there an existing developed neighborhood node within 300 feet of the subject property, but a general commercial node also exists little more than a half mile from the site. Since no development has occurred on the property in the six years that the node designation has existed, this indicates that commercial development of the site is not warranted. In addition, planning staff feel that the subject property does not meet the requirements of the PRO district. As such, the rezoning to RM -8 is justified since it meets all applicable concurrency requirements, is consistent with the comprehensive plan, is compatible with the surrounding' 'area and will have no significant impacts on environmental quality. For those reasons, staff supports the request to rezone the subject property from CN to RM -8. RECOMMENDATION Staff recommends that the Board of County Commissioners approve this county initiated request to rezone the subject property from CN to RM -8. County Attorney Charles Vitunac explained that the _Planning & Zoning Commission recommendation was based on their interpretation of the criteria contained in Section 911.10(9)(a) of the County's Land Development Regulations. That section states: "The PRO district shall have a minimum district size of 5 acres and a maximum district size of 25 acres. The PRO district may be reduced to 2.5 acres if a. abutting a commercial node or corridor. b. located within a substantially developed area. c. located in an area dominated by non-residential uses." Attorney Vitunac advised that since there is no "and" or "or" included in the language of this section, it is subject to interpretation. Planning Staff's interpretation is that all three must be met, while P & Z thought it required any one of them. Both interpretations are reasonable. The Board will have an opportunity to clarify that point when this ordinance is presented for amendment in the near future. Chairman Eggert remembered very specifically that the intent of this section was that all three requirements had to be met. 33 "'! BOOK i' F it 1AR U 1992