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Memo to Planning Commission/ZC 99-8 September 28, 1999 Page 2 • Comprehensive Plan, the ordinance, and that it would create no undesirable impacts on adjacent uses or zoning. 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. There is no distinction in the Comprehensive Plan the City's intent when establishing two commercial land use designations. 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 subject parcel has direct access to the highway from the newly constructed frontage road (Joplin Street). With the exception of the parcel at the northwest corner • of 197th Avenue and Highway 169 (Holt and Jackson), all parcels adjacent to Highways 10 and 169 are zoned either Highway Commercial or Planned Unit Development. If the intent of the Comprehensive Plan is to provide an opportunity to attract convenience retail stores and personal service establishments, then the zone change should be denied, although those uses are also permitted within the Highway Commercial district. It can be argued that Community Commercial and Highway Commercial can be consistent with more than one type of zoning designation. Consistency with the Ordinance For the purpose of this request, medical clinics are included within the definition of "governmental, business, and professional offices". Theses uses are permitted within the Highway Commercial District. The use is therefore consistent with the ordinance. The applicant has not submitted a site plan at this time; therefore compliance with the setback and dimensional requirements of the proposal will be evaluated at a later date. Undesirable Impacts 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