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HomeMy WebLinkAboutA004 - Council Action Form, June 14, 1983 • ITEM # I DATE June 14, 1983 COUNCIL ACTION FORM SUBJECT: To rezone property located at 2513 Hunt Street from R-4 (High-Density Residential ) to P-C (Planned Commercial ) . To approve the use of the property for a dwelling and a professional office (laboratory) . To approve the P-C Plan documentation. BACKGROUND: The subject property is located in an area designated for commercial development in the Land Use Policy Plan. The area has been recommended for rezoning from R-4 to P-C by the Planning and Zoning Commission as part of the overall community-wide rezoning proposal which City Council has been reviewing. The subject property is currently occupied by a structure which is used for residential purposes. The structure will be remodeled to provide for a laboratory in the base- ment with the remainder of the structure being used for residential purposes. As proposed, the laboratory will have few clients coming to the facility since most of the business will be handled by mail . This request is unique from the standpoint that the existing structure will be retained, which results in an unusual situation regarding the location of parking on the site. Currently, parking is provided on the north side of the structure in a configuration that allows for four parking spaces, but those spaces do not satisfy the Code requirements because the spaces are located in two tandem rows. The Commission considered four parking design alternatives which were provided by staff. The decision was to leave parking as it presently exists . This is Appendix C, Plan A, which is attached. The following P-C requirements have been addressed by the applicant: 1 . Site Plan/Landscape Plan - A site plan has been submitted and is attached as Appendix A. 2. Vehicular Access - Vehicular access is provided from Chamberlain Place, an unimproved public place. Parking is provided on the north side of the structure as currently exists. 3. Signs and Lighting - A one-square-foot sign will be placed flat against the exterior of the existing structure and will have the words "Allied Laboratory" on the sign. No exterior lighting will be provided other than an entry light over the new entrance. 4. Landscaping - Landscaping is shown on the site plan which is marked Appendix A. 5. Storm Water Management - Because this is an existing situation and the subject property will not be redeveloped, the Municipal Engineer has waived the requirement for a storm water management plan until such time as the property is redeveloped. 6. Impermissible Uses - The following impermissible uses are recommended for the subject property: Apothecary shop Barber shop Beauty shop 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 At the Commission meeting on June 1 , 1983, the Commission took the following action: MOTION: (Manatt/Sherkow) Move that the zoning be changed from R-4 (High-Density Residential ) to P-C (Planned Commercial ) and move the approval of the list of impermissible uses as stated in the staff report under the following stipulations: - that the structure be painted. - that Plan A for parking be used. Motion carried unanimously. MOTION: (Sherkow/Cooper) Move the P-C documentation be submitted and made a part of this recommendation to City Council . Motion carried unanimously. ALTERNATIVES: 1 . To approve the recommendation of the Planning and Zoning Commission. This alternative includes setting the public hearing for rezoning for July 12, 1983, the approval of the list of impermissible uses, and the P-C Plan Documentation at the Council 's June 14, 1983, meeting. 2. To approve the recommendation of the Planning and Zoning Commission. This alternative includes setting the public hearing for rezoning for July 12, 1983, and approval of the list of impermissible uses and P-C Plan Documentation at the same time as approval of the third consideration of the rezoning. This alternative places the approval process of all items at one point in time and is a better procedure than approval of the plan before the rezoning is completed. 3. To not approve the request and leave the property zoned R-4. MANAGER'S RECOMMENDED ACTION: It is recommended by the City Manager that the City Council accept Alternative 2 to set the public hearing for July 12, 1983, and to approve the list of impermissible uses and P-C Plan Documentation at the time of third consideration of the rezoning. COUNCIL ACTION: Memo To - Ron Wooldridge Subject - Site plan for 2513 Hunt St. (R-4 to PC) Proposed Use - Bacteriology Laboratory. (Specifically, 1 . Myco- bactin production 2. Culturing Animal Specimens) Background - Johne 's Disease (syn. Paratuberculosis) is an intestinal disorder of ruminants (cattle, sheep, goats, deer, etc) It is not a human pathogen - there is no recorded case of human Johne 's Disease. The microorganism that causes the disease is Mycobacterium paratuberculosis. It is a very slow growing bact- erium which requires a special growth factor (mycobactin) for isolation on culture medium Culture - M. paratuberculosis is most frequently isolated from fecal specimens but may also be isolated from lymph nodes sections of the gut and rarely from other organs of the animal body. Inoculated slants of culture medium are incubated at 37 C for 13 weeks, ovserved, recorded and discarded. All unused and discarded materials are sterilized by steam under pressure (auto clave) before final disposition by sewer (liquids) or incinerat- ion (solids) . Special stock cultures would be kept in frozen storage. Mycobactin - This special growth factor is extracted from M. paratuberculosis (stock cultures) for the isolation of Y. paratuberculosis ( field strains) . The stock culture is grown on fluid medium in closed glass bottles, at 37 C for several days. The mycobactin is harvested in a fume hood which is vented to the atmosphere, above areas of habitation. The ex- tractions (in the fume hood) are effected by pentane, ethanol, chloroform, methanol and benzene. Human exposure to the chem- icals is negligible. The chemicals would be used for a total of 8 to 10 days out of the year and kept in safe chemical stor- age at all other times. Facilities - The basement area (see diagram) would be used. It would be paneled with conventional wall and ceiling cover- ings commonly used in home construction. The floor would be covered with plastic tile. One room would be designated for utilities (steam generator, still, autoclave, water heater, space heater, and equipment for cleaning glassware and instr- uments. A separate room (or part therof) would be provided for storage of clean glassware. A small office and common services area are described on the diagram). The common serv- ices area would accomodate several hot air incubators, centri- fuge, refrigerators, freezers, cabinets and work benches. The basement area would be physically separated from the living areas above. All utilities, including space heating would be separate. Fire protection equipment and escape routes would be provided as required Entrance - A separate entrance would be provided through the south basement wall facing Hunt Street. It would be cent- ered approximately 22 feet from the west exterior wall of the house. The design of the canopy over the new entrance would resemble the one existing over the main entrance at grade level. Utilities - The laboratory area would be completely rOwired, providing both 120 and 240 volt service where appropriate and by city electric code. New, copper water service was installed from the water main under Hunt Street in January 1981. Rerout- ing of plumbing in the basement would be done as required. The waste closit and lavatory would remain for use by laboratory workers. A foundation drainage system would be installed out- side at the footings level and connected to a water sump in- side the basement. Water to be removed by underground plastic pipe to appropriate location at street curb. Consumption of Utilities - Electricity would be used in quantities greater that average home consumption but water, sewer and gas consumption would be comparable to that of a family of four. Appearance of the site - The appearance of the house and grounds would remain as they are now except for the new ent- rance to the basement. 2520 Hunt Street Ames, Iowa. 50010 June 9, 1983. FILED Mr. Ron Wooldridge, Director Planning and Zoning Commission 101 Sherman Place [�JW Ames, Iowa. 50010 CITY CLERK Dear Mr. Wooldridge: CITY of AMES, IOWA In response to your phone inquiry of June 8, I have the following comments regarding inspection, certification or licensing of the proposed laboratory (Allied Laboratories) at 2613 Hunt Street: As indicated by the attached copies of correspondence from Drs. Lang, Pickerill and Strating, they favor the establishment of the private laboratory and do not require any inspection or licensing until such time as I might persue an"01ficial" status. I plan to remain in an "unofficial" status for an indefinite time. I plan to install a steam sterilizer, (autoclave) which will be self-contained (produce it 's own steam) , for use at approximat- ely 18 psi. I described this appliance to Mr. Dave Shockley of the City of Ames Inspection Service. He said he would make an initial inspection of the autoclave at the time of installation. Sincerely, J William D. Ric rds Enclosures: Correspondence from Drs. Lang, Pickerill, Strating. UNITED STATES DEPARTMENT OF AGRICULTURE ANIMAL AND PLANT HEALTH INSPECTION SERVICE VETERINARY SERVICES 210 WALNUT STREET, ROOM 877 DES MOINES, IOWA 50309 May 18, 1983 Mr. William D. Richards Microbiologist 2520 Hunt Street Ames, IA 50010 Dear Mr. Richards: This letter i3 in response to your letter of May 4, 1983, which disclosed your tentative plan to establish a private bacteriology laboratory in Ames, Iowa. The initial services planned--i.e. , production of mycobactin and isolation of M. paratuberculosis--would not require licensing or approval by Veterinary Services. However, should diagnostic tests be conducted for the purpose of satisfying interstate and/or international animal movement requirements, laboratory approval would be required. At the present time, guidelines for approval of laboratories to conduct diagnostic tests for paratuberculosis are not available. It would be the responsibility of NVSL to develop the guidelines just as with any approved diagnostic test. Currently, interest in the eradication or control of paratuberculosis is confined to a few states. I am not aware of any proposed expansion of this effort beyond the states already involved. I have had no indication that the state laboratories now providing paratuberculosis culturing services are unable to meet the demand for the service. I wish you good luck in your approaching retirement and with your retirement plans. Sincerely, P. A. Pickerill Area Veterinarian in Charge t' United States Animal and Veterinary National Veterinary Services Laboratories E = Department of Plant Health Services P. o. Box 844 Agriculture Inspection Service Ames, Iowa 50010 May 13, 1983 Mr. William D. Richards Microbiologist USDA, APHIS, NVSL, DBL Ames, IA 50010 Dear Mr. Richards: Thanks for your letter of May 4 informing us of your forthcoming retirement and plans to establi8h a private bacteriology laboratory in Ames. Your objectives appear to be quite campatible with ours in the area of paratuberculosis. Best wishes in your new endeavor. We look forward to working with you in any way we can. Sincerely, AS A. Strating, D.V.M. Director 304a Dtpartmtnt of 2grituAkt, R H. LOUNSEERPY THA-CHERJOHNSON SECRETARY OF AGRICULTURE �tw� DEPJTY SECRETARY Or AGR;CJLTURE 19 HENRY A WALLACE BUILDING DES MOINES IOWA 50319 April 22, 1983 Mr. Bill Richards P. 0. Box 844 Ames, Iowa 50010 Dear Mr. Richards: In response to your inquiry, our attitude towards a proposed laboratory that would provide diagnostic service for animals suspected of being infected with Mycobacterium paratuberculosis (Johne's Disease) would be favorable. Even though we do not have a state or federal program for Johne's disease at the present time, we do have a volunteer cooperative program in Iowa that re- quires the type of diagnostic service you propose to offer. I assume that the technique and procedures you intend to utilize would meet accepted stan- dards currently recognized as official . Our cooperative program has grown to the extent that additional diagnostic facilities are needed now, and I see no reason to think that the program won't continue to grow and create an even greater need. If you do go ahead with your proposed laboratory, we will be happy to work with you in any way that we can. Sincerely, M. . ang, D.Y.M. State Veterinarian Division of Animal us MHL:kw