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HomeMy WebLinkAboutA002 - department report 4 F' CITY OF AMES DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT TO THE PLANNING & ZONING COMMISSION PREPARED: October 24, 1980 MEETING DATE: November 5, 1980 ZONING CASE NO. : Z-80-4 APPLICANT: Ronald C. Eagan STATUS OF APPLICANT: Owner REQUESTED ACTION: Rezone from R-2 (Low-density residential)to H-M (hospital-medical) PURPOSE FOR REQUEST (as stated by applicant) : The building on the property is presently a single family dwelling. By remodeling, it is to be the office of Ronald C. Eagan, Physical Therapist. The rezoning is requested to allow this use. LOCATION: 111 East llth Street SIZE: 6,237 sq. feet EXISTING LAND USE: Single-family dwelling. SURROUNDING LAND USE & ZONING: North: Residential; R-2 South: Residential; R-2 East: Residential; R-2 West: Residential; R-2 FINDINGS: Land Use Policy Plan The Land Use Policy Plan designates this area as being suitable for Hospital- Medical purposes. Zoning History The property has been zoned R-2 since the present zoning classifications were initiated in 1965. Properties in the area to the north and west have been rezoned from R-2 to H-M and those areas have been developed. Public Utilities Water -- 4" water line in E. llth Street Sanitary Sewer -- 8" sanitary sewer line in E. llth Street Storm Sewer -- 42" storm sewer line in Duff Avenue Other -- ' Z-80-4 Page 2 Vehicular Access The property faces E. llth Street. Physical Characteristics Vegetation -- Characteristic of urbanized areas. Terrain -- Generally flat. Drainage -- To the north and east. Soils -- Information not available. Flooding -- This property is not subject to flooding. ANALYSIS: 1. The subject property is in the area designated for Hospital-Medical in the Land Use Policy Plan. The applicant has indicated that he plans to remodel the structure for use as an office for his profession as Physical Therapist. The applicant intends to remodel the structure so that it will be compatible with adjacent residential structures. (The structure is in need of exterior maintenance and remodeling would improve the present appearance.) 2. Although the subject property is within the area designated for Hospital-Medical zone by the Land Use Policy Plan, it is not contiguous to the H-M zone. It would appear logical that the two lots to the north and west should also be rezoned to H-M since those lots are designated H-M in the Land Use Policy Plan. Contact with owners of those two lots indicates that neither wishes to have their properties rezoned at this time. 3. The subject property is approximately 6,237 sq. ft. in size and the structure is approximately 936 sq. ft. The minimum parking required for this type of use is three parking spaces plus one additional parking space for each four hundred square feet of floor area over one thousand. In this case it is necessary to provide three spaces and the applicant has indicated that he will provide six or seven parking spaces. Discussion with the applicant indicates that off-street parking will be provided on the east of the site and that the parking area will be paved next spring. The curb cut for the present driveway will be traded for a curb cut to the east for the parking area. The existing driveway will not be used for parking. 4. The subject property is small from the standpoint of other properties in the area and provides a limited area for the construction of a clinic. Although remodeling of the existing structure will provide an adequate facility for the applicant, the eventual disposition of the property and its relationship to the development of adjacent properties impacts all properties involved. Just as there should be a comprehensive approach to zoning in the area, the same comprehensive approach must be used in the case of development of the area. Development of the subject property will leave a small lot to the west and a larger lot to the north undeveloped from an H-M standpoint. Development of those individual parcels may be negatively impacted because of the physical restraints placed on the lots from the standpoint of size and lot configuration. ti Z-80-4 Page 3 Fortunately, remodeling the structure at 111 E. llth Street will not preclude the comprehensive development of the area since combination of the subject property with the lot to the north and the lot to the west could still be accomplished. If, instead, a new structure was planned for the property, its combination with the other two lots would be complicated because of the costs involved in acquiring a new structure. RECOMMENDATIONS The Department of Community Development recommends that this request be approved for the following reasons: 1. The subject property is designated H-M.in the Land Use Policy Plan. 2. The applicant has proposed a use that is an approved use in the H-M zone and is a use compatible with H-M uses. 3. The remodeled structure will maintain the residential character of surrounding residential structures. It would be a logical approach to recommend that the lot to the north and the lot to the west also be rezoned from R-2 to H-M, but the Department hesitates to make such a recommendation because of the opposition expressed by the two property owners. Z-80-4 Page 4 ZONING CASE: Z-80-5 REQUEST: Rezone from R-2 (Low-density residential) to H-M (Hospital-medical) LOCATION: 111 E. llth Street MEETING DATE: November 5, 1980 fi D CLINIC 4.M p ft ffw> VVIAV.� ciwi L Rv L ® 05T� °� D❑ j .1 ��.� .. 11U M A R Y �'M rrrc Lp! a •a D GREELE D HOSPITAL C DC3 a p D C7 D ME T � [3D F LD = j ZOe _ © D D d— �r �.ar�: ? . 11 T H D D p. D D D p orr. t D ❑ F ° y p D-2 _b ® D �7 D-a Dn cH_