HomeMy WebLinkAboutJ_Written Justification for Conditional Use Permits (CUP)_180425CONDITIONAL USE PERMIT JUSTIFICATION
CONSEJO COUNSELING & REFERRAL SERVICES
· Consistency with Plans and Regulations:
o The proposed use is for medical offices, which because of the non-profit nature of the
owner is considered “a service and social organization.” The functions of the spaces will
be identical to those of a for-profit medical office tenant which would be allowed outright,
and as such, are compatible with the general purpose of the zoning ordinance for this
parcel. The function falls well within the objectives and standards of the comprehensive
plan.
· Appropriate location:
o The proposed location was built in 1985 for a similar purpose: medical offices. While
Consejo does not need all of the plumbing fixtures associated with the original
construction, as their function is mental health counseling, rather than physical
examinations, the building will function well as a counseling facility, with adequate
parking and nearby transportation channels.
· Effect on Adjacent Properties:
o To the north across SW 10th Street is a warehouse facility, across a large parking lot. To
the west is a state emission testing facility. To the east is Grady Way Auto Center. To
the south across SW Grady Way is the WSADA Office Building. All of these functions as
well as the Consejo C&RS functions fall within the permitted uses of the IM zone. These
neighbors are complimentary to Consejo C&RS, and Consejo C&RS poses no threat of
over-concentration of services in this area.
· Compatibility:
o Since we are not affecting the exterior of the building at all, we will preserve the scale and
character of the neighborhood.
· Parking:
o Per the city code, 5 stalls per 1000 square feet of net floor area are required for medical
offices. Currently there are 81 stalls provided on site. The current code stipulates 4
accessible stalls are required for between 75 and 100 stalls. Two are currently provided.
25 stalls are labeled as compact, which is consistent with the proportions of compact
stalls allowed per code. The gross building area is 18,680 square feet. The net area is
16,200 square feet, and at 5 stalls per 1000 s.f., 81 stalls is what is required. There are
several paved areas that have been striped out for entrances so if additional striping is
required to accommodate additional accessible stalls, this can be accomplished with no
loss to the overall parking count.
· Traffic:
o See traffic study by licensed traffic engineer. The proposed use of the building will
ensure continued safe movement for vehicles and pedestrians, and cause no adverse
affects on the surrounding area.
· Noise, Light and Glare:
o No additional exterior lighting is proposed. No changes to the windows or glazed
components of the exterior of the building are proposed. Therefore no additional light or
glare will result from this proposal. No noise will be generated by the proposed use.
During construction, minimal noise will be generated inside the building during each
tenant improvement phase. But as no exterior work is to be done, no noise will be heard
outside of the building, and no construction noise will impact neighbors.
· Landscaping:
o Luckily there is a plan which shows the original landscaping planted in conjunction with
the original construction in 1985. This results in an array of mature and healthy planting
on site. All areas that are not paved or built upon have landscaping, with the exception of
strategic walkways to entrances and from exit elements.
Per the code the landscaping has two requirements: perimeter landscaping which is required to be 10’
wide at roads, and interior parking lot landscaping. Per code, between 51 and 99 parking stalls suggests
the requirement for 25 square feet of landscaping per stall. With 81 stalls, we would then require 2,025
square feet of landscaping. We have approximately 13,000 square feet of landscaping currently, not
counting area for pathways. If you separate the 10’ deep landscaping areas provided at roads (north and
south edges of site), there is 7,761 square feet of interior parking lot landscaping and 5,325 square feet of
perimeter landscaping respectively. In conjunction with the street trees that the city has planted, the
project meets the requirements for spacing for trees in the perimeter landscaping areas.
SITE LANDSCAPING DIAGRAM
Recorded Easements: