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Home My WebLink AboutA002 - department report R CITY OF AMES 1 DTMENT OF PLANNING AND HOUSING REPORT TO THE PLANNING & ZONING COMMISSION DATE PREPARED: May 27, 1983 MEETING DATE: June 1, 1983 ZONING CASE NO. : Z-83-5 APPLICANT: William Richards STATUS OF APPLICANT: Owner REQUESTED ACTION: Rezone a parcel of land located at 2513 Hunt Street from R-4 (High-Density Residential) to P-C (Planned Commercial) . PURPOSE FOR REQUEST (As stated by Applicant) : To conform with the rezoning of adjacent properties in the area and to allow the establishment of a bacteriologic laboratory in the existing building at 2513 Hunt Street. LEGAL DESCRIPTION: Beardshear's Lot 30, South 25' of Lot 29 and the West 16. 75' , 5. 70' , and South 45' , East 20' of Lot 28, Block 3. LOCATION: 2513 Hunt Street SIZE: 5,210 sq. ft. EXISTING LAND USE: Residential SURROUNDING LAND USE AND ZONING: North: Commercial; R-4 (High-Density Residential) South: Residential; P-C (Planned Commercial) East: Residential; R-4 (High-Density Residential) West: Residential; R-4 (High-Density Residential) FINDINGS: 1. This area has been designated for commercial development in the Land Use Policy Plan. It also has been recommended for rezoning to P-C by the Planning and Zoning Commission. The Commission also recommended rezoning of this property in conjunction with the rezoning of the McDonald's property at 221 Welch Avenue. The City Council chose to proceed only with the rezoning on the McDonald's property. That decision was based on the fact that an application had been submitted for the property at 2513 Hunt Street. 2. This property is currently being used for residential purposes. The residential uses will continue on the first and second levels of the structure. The basement will be used for the laboratory. ANALYSIS: 1. This rezoning request is consistent with the Land Use Policy Plan and the Commission has recommended P-C zoning to the City Council on two separate occasions. 2. As is explained in the information submitted by the applicant, he is proposing that a portion of the existing structure be used for a laboratory and that the remainder of the structure will continue to function as a residential rental unit. This is an unusual request in the P-C district because typically P-C development involves the construction of a new structure. -2- Such a request for use of an existing structure is not without precedent. Coe's Flowers, 6th and Grand, is a P-C development involving the structure where the flower shop is located as well as the residential structure to the west. Another example of existing development being rezoned P-C would be the Lincoln Manor Apartments located east of HyVee on West Lincoln Way. P-C (PLANNED COMMERCIAL) REQUIREMENTS: 1. Impermissible Uses: The following list of impermissible uses is being proposed: Apothecary shop Barber shop Beauty shop i Business Office Gasoline Service Station Grocery, fruit, or vegetable store Hotel/motel Retail store (for specific and general merchandise) Store--photography, artist, dance, or musician Other similar retail and service establishment The applicant is requesting that the permitted uses be: a) laboratory and b) dwelling. Initially the Department was concerned as to whether a laboratory is a permitted use in the P-C zone. A request was made of the City Attorney concerning his opinion as to whether a laboratory can be considered a permitted use. His response is included and he indicates that this can be considered a "professional office" laboratory. The applicant has indicated that this will be a very low-key operation, with few customers actually coming to the site. Most customer orders will be process by mail. 2. Utilities: Water--4" water line in Hunt Street Sanitary Sewer--8" sanitary sewer line in Hunt Street Storm Sewer--15" storm sewer line in Welch Avenue Because this is an existing situation not involving new construction or paving of large areas for parking, the Municipal Engineer has waived the requirement for a storm water management plan at this time. 3. Vehicular Access: Vehicular access onto the property is provided from Chamberlain Place, an unim- proved public place adjacent to the subject property on the west. Visitors to the property also have the option of parking on Hunt Street. The applicant has submitted three alternative parking plans. Because of the limitation on the number of persons permitted to reside in the property (three unrelated adults) and the fact that employees will be part-time, the number of parking spaces shown varies between four and five. When Department staff visited the site, the area behind the structure appeared to be extremely limited in size and its use as shown in the alternatives seems questionable. Another option available to the property owner would be to use the open lawn area east of the structure for parking. Access to that area could be either from Chamberlain Place or off of Hunt Street. The City Transportation Engineer has reviewed the alternatives and has the following recommendations: The alternatives as submitted do not satisfy the Code requirements. He feels that five spaces should be provided on the site and suggests placing three east of the structure and two north of the structure. A site plan has been prepared by the Department detailing that approach. That approach also requires an access be provided from Hunt Street. 4. Signs and Lighting: The applicant has indicated that he will mount a sign no larger than 1 square foot on the front of the structure. The sign will include the words "Allied Laboratories" and will be mounted flush on the structure. No exterior lighting is planned except for an entry light above the entrance door to the laboratory. 5. Landscaping: A landscaping plan has been submitted. Because of the size of the site and the fact that there is existing vegetation on the site, no additional plant materials beyond those shown on the plan are being required. The Department has modified the plan to indicate minimum sizes of plant materials and numbers. 6. Urban Revitalization: This parcel is located in Urban Revitalization Area No. 4. The property owner would be eligible to apply for the tax exemption based on the value of improvements made on the property. 7. Building Elevations: Building elevations have been submitted and are included in the materials provided to the Commission. 8. Property Conditions: The subject property is not as well maintained as it might be. The structure does need to be painted and there may be other physical improvements that need to be made. It was also noted that the parking area north of the structure is rough and somewhat eroded. If this request is approved, the Department would request that certain stipulations be placed on approval to insure the property will be improved and that level of maintenance will be continued. 9. Fire Inspector: Contact was made with Jerry Johnson, City Fire Inspector, who has discussed the proposal with Mr. Richards. The Fire Inspector is satisfied with the proposal as submitted by Mr. Richards. ALTERNATIVES: 1. Recommend the request be approved. 2. Recommend the request be approved with modifications/stipulations. 3. Recommend the request be denied. 4. Recommend the rezoning to P-C be approved but the use(s) as proposed not be approved. DEPARTMENT RECOMMENDATION: The Department recommends that the Commission accept Alternative 2. That recom- mendation is being made for the following reasons: 1. The subject parcel is designated as being suitable for commercial development in the Land Use Policy Plan. 2. The Commission has twice recommended to City Council that the subject parcel be rezoned from R-4 to P-C. The Department recommends the following stipulations be included as a condition of approval: 1. The existing structure be painted prior to commencement of the laboratory operation. 2. The area designated for parking and driveway will be paved with a hard surface material (concrete or asphaltic concrete) prior to commencement of the laboratory operation. 3. Pedestrian access to the building be paved from the parking lot area to the entrances of the building prior to commencement of the laboratory operation. 4. Because of the limited number of parking spaces available, no more than three persons will be allowed to reside in the residential unit. In addition, no more than one full-time and two part-time or two full-time employees will be allowed to work in the laboratory at any time. In making a motion concerning this request, the following items need to be addressed: 1. Change in zoning from R-4 to P-C. 2. Approval of the list of impermissible uses. 3. Approval of the P-C Plan Documentation submittal, including any modifications made in the motion for approval. AML REZONING REQUEST City of Ames, Iowa hearing date: June 1, 1983 rezoning request area location: 2513 Hunt Street -- - -- notification area petitioner: William Richards Imoaomog,mm zoning district line from: R-4 to: P-c D 4 �E - �D 4 c] o P- -- - - CHAMBERLAIN � r *IAL - - - .■■.■..mill a mm)llmmmJmim�iml mill naa a a . ' '� aaa ■r7 --- f 1 C) I Q1PtQ_ _ i■■ saasaaaaaa ❑ , ci� D 1 - D I� I� S T . ID HUNT 01 U is ❑ ❑� 1. ■•••*asasaaa m_ -- -+ _ _ 1:237 ❑ ILhJI � � - L�__D� - r c L I LOo m�milmmmmmm■mlml■ S T . L _ ❑ II ❑ — -.... __ �p ` `gym aaa.#amm�aaa - ❑�� North Scale: Prepared by the Department of Planning and Housing