4.1. SR 10-25-1999 - Laserfiche WebLink

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Memo to City Council/ZC 99-8 October 25, 1999 Page 2 . directly and indirectly affected by the proposal, the conservation of property values, the use to which the property affected is being devoted at the time, and relevant provisions, if any, in the land use plan (Comprehensive Plan). Consistency with the Comprehensive Plan The underlying land use is currently Community Commercial. In other areas of the City with Highway Commercial zoning, the underlying land use is Highway Business. The purpose of the Highway Commercial district is defined in Section 900.12.12 of the zoning code: STATEMENT OF PURPOSE: The purpose of the C-3 highway commercial district is to recognize the need for commercial establishments on or serving with immediate access to major highways. Permitted land uses should take advantage of the highway access in a manner which other business districts are not afforded. In addition to retail and commercial uses, quasi-industrial and wholesale enterprises that do not meet an industrial setting and have considerable customer contact are acceptable in the highway commercial district. . The 1995 Comprehensive Plan identifies commercial activity along west Highway 10 as being neighborhood or community oriented, not regional in nature as identified above for uses in the C3 Highway Commercial district. At the same time, the plan proposes to locate Neighborhood/Community Commercial sites on collector streets; Highway 10 would be considered an arterial street. Medical clinics can be neighborhood and community oriented, however, it could be argued that the proposed clinic is more regional in scale and would attract patients from outside the community. Affect on Adjacent Property The applicant proposes to construct a medical clinic on the site if the zone change is approved. The initial clinic will be 25,000 square feet with a possible expansion to 50,000 square feet. Medical clinic hours typically are 7 or 8 a.m. to 5 p.m.; with urgent care facilities open until 10 p.m. The primary adverse impact from the proposed use would be the traffic generated by such a facility and its affect on the adjacent residential properties to the north and west. . The subject property is separated from the adjacent residential properties by a frontage road. Traffic has direct access to Highway 10 at the signalized intersection, thereby reducing traffic conflicts. The Institute of Traffic Engineers estimates that 24 trips per 1,000 square feet of floor area per day, resulting in 1,200 trips if the building is expanded to 50,000 square feet. This assumes a distribution of 50% entering and 50% exiting. For comparison, a convenience store with gasoline pumps averages 44 trips per pump per day during the week and over 300 trips per pump per day on Saturday