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M Currently, all roads and their intersections are operating at a level of service (LOS) "A". The rezoning of this property should have minimal impact on the sections. Since S.R. 60 corridor, little traffic is office sites from the north This expectation is further local roads running north together. The most direct would be by S.R. 60. Utilities current LOS for all roads and inter - is a major east/west transportation expected to be attracted to possible through the residential subdivisions. reinforced by the fact that few of the and south connect two major roads and convenient access to this area Public water and sewer facilities are currently in place along. S.R. 60 west of Kings Highway. However, the subject property is situated within an area designated as a City of Vero Beach service area and cannot be provided with County water and wastewater service even though the County serves the Ryanwood Shopping Center immediately to the west. City water and wastewater would have to be extended to the site southward from 26th Street. According to the County Utilities Department, the City has no immediate plans to extend services south from 26th Street to.S.R. 60. Environmental The Comprehensive Plan does not designate this area as Environ- mentally Sensitive, nor is it situated in a flood prone area. ANALYSIS: o General Intent and Impacts of the PRO District The intent of the PRO district is to offer an opportunity for redevelopment to areas which are considered marginally suitable for single-family use., but not suitable for a broad range of commercial uses. Further, the PRO district is intended to be used as a tool for redeveloping areas in decline, and to act as a buffer between residentially zoned and commercially zoned areas. Several effects can occur with a PRO district designation. First, the PRO district can reduce the spread of commercial development along major arterial roadways on which the PRO district must have frontage. This reduces the chance of strip commercialization of sensitive major transportation corridors. Second, the PRO - district can stabilize areas which are in early stages of decline. The PRO district was created for, and intended to be compatible with, residential zoning districts, and for this reason it requires increased setbacks and enhanced buffering. The redevelopment of deteriorating housing into offices can slow or halt further deterioration and its impact on stable areas of a neighborhood. o Anticipated Effects of this Rezoning Currently, the adjacent neighborhoods to the north of the subject property are in a well maintained condition. The appraised value of housing in this area is high, and the housing is in good condition. However, two of the residential units in the subject area are showing signs of age, one being in a state of disrepair, the other still in good appearance. Though age is not necessarily a sign of neighborhood deteri- oration, it could be an indicator; when combined with location. Even though the adjacent neighborhoods are well maintained and the housing stock is in good condition, those older units adjacent to S.R. 60, a six lane divided major arterial road, could begin to decline. This decline could occur because the age, proximity to S.R. 60, and closeness to a commercial area reduce the desirability of those units. As a result, maintenance and upkeep may be deferred on those units, and this may impact the adjacent neighborhoods. 22 P 18 199 Boos 74 �,, t x,55