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CITY OF AMES
DEPARTMENT OF PLANNING AND HOUSING
• REPORT TO THE PLANNING & ZONING COMMISSION
DATE PREPARED: May 26, 1983
Meeting Date: June 1, 1983
ZONING CASE NO. : Z-83-6
APPLICANT: Max D. Meyer
STATUS OF APPLICANT: Agent
REQUESTED ACTION: To rezone property located at 117 loth Street from R-2 (Low-
Density Residential) to H-M (Hospital-Medical)
PURPOSE FOR REQUEST (As stated by Applicant) : For use as a Chiropractic Office.
LOCATION: 117 loth Street
SIZE: Approximately 5,200 square feet.
EXISTING LAND USE: Residential
SURROUNDING LAND USE AND ZONING:
North: Residential; H-M
• South: Residential; R-3
East: Medical Clinic; H-M
West: Residential; R-2 and H-M
FINDINGS:
1. The subject property is designated for Hospital-Medical purposes in the Land
Use Policy Plan.
2. Land to the north and east is currently zoned H-M and the subject property, as
well as the property to the west, have been recommended for rezoning to H-M as part
of the community-wide rezoning proposal that has been submitted to the City Council.
3. The subject parcel is currently occupied by a structure used for residential
purposes. Contact with the applicant indicated that no decision has yet been made
as to whether the existing structure will be remodelled or a new structure
constructed.
4. Public Utilities
Water -- 4" line in loth Street
Sanitary Sewer -- 8" line in loth Street
Storm Sewer -- Inlet at Duff and loth Street
5. Vehicular Access - Access is provided from 10th Street and an alley along the east
property line.
• ANALYSIS:
1. This request to rezone from R-2 to H-M is in accord with the Land Use Policy
Plan and the Commission proposal for community-wide rezoning.
2. The subject parcel is a small lot which will limit the amount of parking that can
• be provided on site. In this case the parking will be based on three parking spaces
for the first 1,000 square feet and one for each additional 400 sq.ft. of building area.
In visiting the site it was noted that the number of potential parking spaces will be
limited if the existing structure is used. It was also noted that loth Street is
a narrow residential street with parking permitted on the south side.
If the existing structure is utilized, it may be necessary to provide a curb
cut on 10th Street to provide access to the open area west of the existing structure
where parking will have to be located. One space may be available behind the
structure, access to the space can be provided from the alley. Although providing
a curb cut on loth Street might increase traffic problems in the area, the subject
parcel is entitled to one curb cut even though the parcel does have vehicular access
from the alley.
It should be pointed out that the Department will have an opportunity to review
the site plan when an application for a building permit is submitted. At that time,
the parking situation will have to be resolved to the satisfaction of the City
Transportation Engineer.
3. Although the request is reasonable, it is an example of the type of small lot
development that is frequently criticized because of the lack of a "comprehensive"
approach to development in the H-M area. This is the type of situation identified
during the discussions held at the April 20 Commission meeting and a situation that
needs to be addressed through development of a long-range plan for the H-M area.
The Department feels that there is a need for the preparation of a land use
plan for the H-M area. This plan would be prepared in conjunction with the medical
facilities in the area, as well as other property owners in the H-M area and also
in the adjacent areas. It is anticipated that such a plan will take approximately one
year to complete. The Department does not feel that the owner of the subject property
should be penalized by denying or tabling this request until a study can be completed.
ALTERNATIVES:
1. Recommend approval of this rezoning request.
2. Recommend denial of this rezoning request.
DEPARTMENT RECOMMENDATION:
The Department recommends the Commission accept Alternative 1. This recommendation
is being made for the following reasons:
a. The subject parcel is designated for Hospital-Medical purposes in the Land
Use Policy Plan.
b. The Commission has recommended the subject parcel be rezoned to H-M as part
of the community-wide rezoning process.
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