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Memo to Planning Commission/ZC 99-8 <br /> September 28, 1999 <br /> Page 3 <br /> • would be the traffic generated by such a facility and its affect on the adjacent residential <br /> properties to the north and west. <br /> The subject property is separated from the adjacent residential properties by a frontage <br /> road. Traffic has direct access to Highway 10 at the signalized intersection, thereby <br /> reducing traffic conflicts. The Institute of Traffic Engineers estimates that 24 trips per <br /> 1,000 square feet of floor area per day, resulting in 1,200 trips if the building is <br /> expanded to 50,000 square feet. This assumes a distribution of 50% entering and 50% <br /> exiting. For comparison, a convenience store with gasoline pumps averages 44 trips <br /> per pump per day during the week and over 300 trips per pump per day on Saturday <br /> when the clinic would have limited hours. The frontage road is designed to <br /> accommodate an increase in the amount of traffic from commercial development. <br /> Recommendation <br /> Staff recommends that the Planning Commission recommend approval of the zone <br /> change with the following findings: <br /> 1. THAT THE REZONING IS CONSISTENT WITH THE CITY'S COMPREHENSIVE <br /> PLAN AND ZONING ORDINANCE. <br /> 2. THAT THE REZONING WILL NOT CREATE ADVERSE IMPACTS TO ADJACENT <br /> • USES. <br /> The rezoning request would be more consistent with the Comprehensive Plan if the <br /> underlying land use were changed to Highway Business and staff recommends that the <br /> applicant submit a request to do so. <br /> s <br />