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Appropriateness of the PRO District for the Subiect Property The appropriateness of the site is a key issue when considering requests for rezonings to the PRO district. Staff has been (and still is) ambivalent towards this request since the request was submitted. The following analysis indicates that the PRO district is neither clearly appropriate, nor clearly inappropriate, for the site. Although staff supports the request, the analysis will discuss several staff concerns that still exist. Because the PRO district allows non-residential uses to locate in areas designated as residential on the comprehensive plan, any request for PRO district rezoning must be reviewed carefully. Not only is land use compatibility important with respect to a PRO rezoning, but even more important is the effect that a PRO rezoning has on the land use pattern. Structured for limited use in specific situations, the PRO district was not established as an alternative to expanding commercial nodes through land use plan amendments; instead, it was established to provide for office type uses in those areas which are no longer appropriate for strictly residential uses but also not appropriate for a complete range of commercial uses. This objective is reflected in the PRO district's purpose and intent section. As stated in the county's land development regulations, the intent of the PRO district is to encourage development of vacant land in areas which are considered marginally suitable for residential use, but not suitable for a broad range of commercial uses. Further, the PRO district is intended to aid in the redevelopment of such areas when they are deemed blighted or declining. The PRO district is also appropriate to prevent the anticipated decline of an area. Accordingly, the PRO district may be established in areas in transition from residential to commercial land uses. With respect to the subject request, there are several factors which indicate that the subject property is correctly zoned and should remain RM -10. While the county presently has an overallocation of at least 2500 acres of commercially designated land, there is a general lack of multiple -family and rental housing in the county. The area of the subject property, however, is particularly suited for the existing RM -10 zoning. Located near the urban center of the county, the site has convenient access to employment and shopping, as well as cultural and recreational activities. There are also, however, several factors which suggest that the site has the potential to decline under the RM -10 zoning district. In depth examination of the site reveals some evidence of this potential. This evidence includes lack of development, use by homeless persons, and three relatively poorly maintained homes on outparcels near the subject property. These factors indicate that the subject request would be consistent with the intent of the PRO district. Rezoning the sub3ect property to PRO, however, would not eliminate these situations. Given the current oversupply of professional office development, granting the subject request may not result in new development on the site. Specific Reguirements of the PRO District According to the County's Land Development Regulations, the specific requirements for PRO districts located in areas with residential land use designations are: • the district must be located on an arterial or collector road; • the district must have a maximum depth of 300 feet; and the district must have a minimum size of five acres and a maximum size of 25 acres. However, the district may be reduced to 2.5 acres if it meets the following criteria: 41 MAS 81994 BOOK. 91 RAGUF 943