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r BOOK 89 PnF.997 APR m 6 199 areas to the south and west. Even though the subject property contains existing residential uses, these are permitted uses within the PRO zoning district; so the proposed rezoning will not create any non -conforming uses. The 44th Avenue traffic concerns that were raised at the Planning and Zoning Commission Hearing have been addressed by eliminating those lots that have frontage only on 44th Avenue. With this action, every lot in the subject property fronts either 43rd Avenue or 19th Street. Office development on the subject property is not anticipated to generate any traffic on 44th Avenue. The principal impacts of this request would be on the five residential lots abutting the subject property and on the two residential lots, across 44th Avenue, west of the subject property. There are, however, several circumstances which would serve to mitigate the potential impacts associated with this request. One of these mitigating circumstances is the land development regulations' requirement that office uses in the PRO district provide six foot high, type C. buffers to abutting single-family areas, and three foot high, type D buffers to abutting multi -family areas. Another mitigating circumstance is physical separation. Twenty- five foot front and rear yard setbacks are required in both the RS - 3 and the PRO zoning districts. The required side yard setbacks for PRO and RS -3 are 20 and 15 feet, respectively. These setback requirements, ensure a separation of at least 35 to 50 feet between buildings on the subject property and buildings on adjacent property. Combined with 44th Avenue's 50 foot right-of-way, the setback requirements ensure that no building in the PRO district will be closer than 100 feet to any home in the RS -3 district west of 44th Avenue. Another factor that mitigates potential impacts that could be associated with this request relates to the characteristics of the PRO district. The PRO district was created for, and intended to be compatible with, areas designated as residential by the county's comprehensive plan. In fact, the PRO district is one of only two commercial zoning districts allowed in areas with residential land use designations. Because no retail sales are permitted in the PRO district, there will be fewer trucks, less activity, reduced hours of operation, and generally fewer impacts from PRO uses than would occur with general commercial uses. In terms of allowable uses, PRO is the county's least intense and most restrictive commercial zoning district. For these reasons, staff does not anticipate compatibility problems associated with this request. Potential Impact on Environmental Ouality It is staff's position that the proposed zoning change would have no significant adverse impacts on the environmental quality of the subject property, since no native uplands or wetlands exist on site. In accordance with Land Development Regulation Chapter 929, all nuisance exotic vegetation will have to be removed in conjunction with any site development. Native oak trees existing on site will be subject to protection as regulated under Chapter 927, Tree Protection and Land Clearing. Appropriateness of the PRO District for the Subject Propertv 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 W11