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Staff's general response is that traffic generation is a better measure of use activity and intensity than parking or hours of operation assumptions. Comparing traffic generation characteristics shows that banks are significantly more intense than any uses currently allowed in the PRO district (specifics are included in staff's analysis below). Staff acknowledges that there are numerous examples within the county where commercial abuts residential. In fact, such is the case with almost every commercially zoned property in the county. However, unlike properties zoned PRO, commercial properties have a commercial land use designation. On June 3, 1997, the applicant submitted an addendum to his request. The addendum (see attachment #6) seeks to allow banks in the PRO district as a "conditional use" (e.g. administrative permit use) subject to 11 specific limitations and design criteria. Although the applicant has attempted to restrict the impacts of a bank use on PRO -zoned property through special criteria, staff is still not in favor of the request. Even under the proposed conditional use arrangement, the primary use of the PRO -zoned property would still be a bank. Such a use, even restricted in size to a 3,000 square foot facility with 3 drive-in stations on a 1 acre parcel, as now proposed by the applicant, would still allow a standard sized bank on a standard sized "outparcel" property within the PRO district. The resulting intensity of use on a one acre parcel would generate an estimated 830 daily vehicle trips, the same trip amount that would be generated by 83 single family homes. In addition, the bank use itself would still be inconsistent with the PRO district purpose and intent. Thus, staff's denial recommendation is unchanged despite the applicant's new, "conditional use" proposal. *Staff's Analysis This request needs to be analyzed on a countywide basis. Currently within the county there are three areas that have PRO district zoning: OSR 60/74th Avenue area (Beuttell and Grall sites) 017th Street area (601 Plaza, Collins sites) 043rd Avenue between 18th Street and 19th Street. These PRO -zoned areas are located adjacent to major arterial roadways and are limited to areas that the county determined are not appropriate for new single family development, but are appropriate for a limited range of commercial uses and, in some cases, as a buffer or transition between commercial and residential uses. The special characteristics of these areas are consistent with the purpose and intent of the PRO district (see attachment #7). The PRO district is unique in relation to all of the commercial zoning districts (OCR, MED, CN, CL, CG, and CH) in that properties designated as residential (L-1, L-2, M-1, M-2) on the land use map may be zoned PRO. As illustrated by the attached table of uses allowed by zoning district, the PRO district is the most limited district in the county, while the CG and CH districts are the most intensive districts with the broadest range of allowable uses (see attachment #8). Under the current LDRs, the PRO district allows only limited uses such as small, lower intensity general and professional offices and medical offices. More intense and larger scale uses such as banks, hotels, general retail, convenience stores, and restaurants are not allowed in the PRO district but are allowed in the more intense 25 June 10, 1997 , , I _ U_L FAGE 7.1 i