HomeMy WebLinkAboutA001 - Department report to P&Z Commission ITEM #: VII
DATE: 10 21 87
CITY OF AMES
DEPARTMENT OF PLANNING AND HOUSING
REPORT TO THE PLANNING AND ZONING COMMISSION
DATE PREPARED: October 8, 1987
MEETING DATE: October 21, 1987
REQUEST: To rezone the half block between 12th and 13th Streets on the
east side of Kellogg Avenue from R1-6 (Low-Density Residential) to H-M
(Hospital Medical)
PURPOSES FOR REQUEST: (As stated by the Applicant): "Need for
parking expansion to meet City parking requirements in conjunction with
the McFarland Clinic east building addition."
APPLICANT(S): Clinic Building Company, Inc.
LOCATION: 218 Thirteenth Street; 1232, 1228, 1222, 1218, 1212, 1208,
and 1204 Kellogg Avenue; 219 Twelfth Street.
LEGAL DESCRIPTION: Lots 7-13, Block 8, Duff's Addition.
SIZE: 73,800 square feet or 1.69 acres.
EXISTING LAND USE: Single-family residence.
SURROUNDING LAND USE AND ZONING:
North: Single-Family Residential; R-2
South: Hospital Parking Lot; H-M
East: Clinic Parking Lot and Residential; H-M
West: Single-Family Residential; R1-6
FINDINGS:
1. Land Use Policy Plan: The subject properties are located in an area
designated for hospital-medical purposes by both the current Land
Use Policy Plan and the draft of the proposed Land Use Policy Plan
(LUPP).
The following goals and policies from the LUPP address this rezoning
request.
2
COMMERCIAL:
GOAL: To create opportunities for the expansion of business in
appropriate areas while maintaining the usefulness and vitality of
existing commercial development.
POLICY: The Mary Greeley Hospital complex and
surrounding medical service areas exist as the hub of
a community-wide health service area and the integrity
of that area as a unique commercial area should be
maintained.
RESIDENTIAL:
GOAL: To provide a wide choice of housing types and
locations to serve the residential needs of the present and
future populations.
POLICY: Landscaping, open space, and
multiple-family development should serve as transitional
areas between low-density residential areas and areas
of significant commercial activity.
The two policies noted above appear to support a rezoning as long as
appropriate transitional area is provided to protect the low-density
residential area to the west and north. The applicants have
submitted a plan showing berms and landscaping to provide screening
for the proposed parking lots they intend to build. The applicants
must meet the minimum landscaping requirements of Section 29.43(2)
for locating parking in the front yard. This section addresses the
requirement that all motor vehicles shall be screened from view in any
season of the year.
2. HOSPITAL-MEDICAL AREA STUDY: The following are goals and
policies that were developed to ensure planned, quality development
of hospital and medically-related uses in the designated
hospital-medical area of the City of Ames. This plan was adopted by
the Ames City Council on February 25, 1986.
GOAL: To create opportunities for the expansion of medical
facilities in appropriate areas while maintaining the integrity and
vitality of the uses in and adjacent to the existing
hospital-medical area.
GOAL: To encourage the shared development and use of
facilities that are needed by health providers.
POLICY: Whenever possible, the shared parking facilities
should be developed and provided.
POLICY: The City will consider providing incentives for
the development of shared parking facilities where it can be
shown that these incentives are necessary to accomplish
3
shared parking and the means for the incentives are
available to the City.
GOAL: To encourage more intensive use of land available in the
hospital-medical area.
POLICY: The City will develop performance standards that
will create a more intensive land use pattern.
[A draft of a new H-M zoning district regulations has
been prepared by staff, but it has not been adopted
at this time. ]
POLICY: Development and redevelopment proposals that
include large areas of surface parking will be discouraged.
GOAL: To preserve the residential integrity and character of
surrounding residential neighborhoods.
POLICY: Performance standards will be developed that
create an acceptable transition between the hospital-medical
area and the surrounding residential neighborhoods.
[No specific performance standards have been
developed for the H-M area, however, since this
proposed use involves front yard parking, specific
performance standards have been developed and
adopted for front yard parking in the H-M district as
well as R-3 and R-4 districts. ]
POLICY: Development and redevelopment proposals will be
encouraged that will minimize traffic conflicts between the
hospital-medical area and surrounding residential areas by
concentrating traffic on the arterial street system.
[The proposed parking plan shows no access from or
onto Kellogg Avenue. ]
GOAL: To recognize the existing medically-related land use
development patterns and encourage development that is
compatible with these land uses.
POLICY: The City encourages the development of small
scale medical facilities east of Duff Avenue and large scale
medical clinics west of Duff Avenue.
The following recommendations were also made in the Hospital-Medical Area
Study:
" 5. Require, through changes in the Zoning Ordinance, that parking
lots be coordinated wherever possible with adjacent parking lots
in the hospital-medical area. Joint use of parking facilities
should be encouraged including the construction of a parking
ramp(s) to serve several medical facilities and the Hospital. . ."
4
[The applicants have indicated, in a preliminary parking
plan, that the parking will be coordinated with existing
parking lots that front on Douglas Avenue.
"13. Study the feasibility of providing needed parking in a parking
structure to serve several medical uses. This could free-up
some surface parking lot area for further medical development
and could curtail further loss of residential units."
3. Zoning History: This property has been zoned RI-6 (Low-Density
Residential) since November 1, 1983. Prior to that time this property
was zoned R-2.
An application was made for rezoning this same property in January
1986. This rezoning was subsequently denied.
4. Public Utilities:
Water: Six-inch line in Thirteenth Street; four-inch line in Kellogg
Avenue; and a 12-inch line in Twelfth Street.
Sanitary Sewer: Eight-inch lines in Thirteenth Street, Kellogg
Avenue, and Twelfth Street.
Storm Sewer: 12-inch line in Kellogg Avenue with six intakes at the
intersection of Kellogg Avenue and Twelfth Street.
5. Vehicular Access: The area has access from Thirteenth Street, a
major/west arterial, from the alley that bisects the 1200 block between
Kellogg Avenue and Douglas Avenue and from Kellogg Avenue, a
residential street. Preliminary plans for development of the area for
parking to serve McFarland Clinic indicate that there will be no
vehicular access from Kellogg Avenue.
6. Physical Characteristics: This area is currently occupied by
residential structures and accessory buildings such as garages.
Vegetation is typical of older residential urban areas.
ANALYSIS:
1. The Land Use Policy Plan designates this area as suitable for
hospital-medical purposes. The goals and policies of the LUPP
support expansion of medical uses within the designated
hospital-medical area as noted above.
2. The Hospital-Medical Study also supports expansion of hospital-medical
uses within the area designated by the LUPP as suitable for medically
related uses. Specifically, the study states that "the City encourages
the development of . . . large scale medical clinics west of Duff
(Avenue). The 30,000 square foot addition to the existing McFarland
Clinic would be consistent with that policy of the Hospital-Medical
Study. However, as a result of that proposed expansion, additional
parking will have to be provided. The applicants are intending to
develop 88 parking spaces on four lots within the proposed rezoning
5
area to serve the immediate needs of their proposed addition. (See
attached parking plan. ) They also intend to develop parking on the
remainder of the block as they acquire additional property and as the
need is supported by the expansion of clinic facilities.
The creation of additional parking lots appears to be in conflict with
the Hospital-Medical Study since that study states that "development
and redevelopment proposals that include large areas of surface
parking will be discouraged." The study further states that "shared
parking facilities should be developed and provided," and a
recommendation of the Hospital-Medical Study is that "Joint use of
parking facilities should be encouraged, including the construction of
a parking ramp(s) to serve several medical facilities and the
Hospital." The applicants have addressed the question of shared
parking ramp with Mary Greeley Hospital. They stated the following:
1. Parking requirements for the proposed 30,000 plus or minus
square foot Clinic expansion can be met on Clinic owned
property with surface parking lots when the property is
rezoned to H-M in accordance with the land use policy plan
map dated September, 1981.
112. Additional property in the proposed H-M zone could
accommodate additional parking required for future Clinic
expansion when purchased by the Clinic.
3. The possibility of a joint parking garage with Mary Greeley
Hospital on hospital property has been discussed and the
Clinic is open to further discussion when the hospital
initiates such a project and the need is determined to
exist."
Although the Hospital-Medical Study encourages shared parking
facilities and that is a worthy goal, it appears that at this time, it is
not possible for parking to be shared in a ramp.
Further development of surface parking to allow this expansion of the
Clinic would not preclude, in the future, the conversion of this same
property to medical buildings or a parking structure as land within
the hospital-medical area becomes more scarce.
3. The three property owners within the rezoning area who were not
signers of the rezoning petition have been contacted. To date the
following response has been received. In favor of the rezoning --
two, no response -- one.
ALTERNATIVES:
1. The Planning and Zoning Commission can recommend approval of the
rezoning of Lots 7-13, Block 8, Duff's Addition.
2. The Planning and Zoning Commission can recommend approval of the
rezoning of Lots 9, 10, 12, and 13 of Block 8, Duff's Addition (the
6
four lots proposed for parking lots to serve the immediate expansion
of McFarland Clinic).
3. The Planning and Zoning Commission can recommend denial of this
request for rezoning, stating the reasons for denial.
DEPARTMENT RECOMMENDATION:
Although the Department is concerned about further expansion of surface
parking lots, approval of the rezoning would allow for expansion of the
McFarland Clinic which is consistent with the goals in both the LUPP and
the Hospital-Medical Study. The Department therefore recommends
Alternative V.
SCREENING AND BUFFERING
The purpose of this report is to study screening and buffering as
land use controls to separate incompatible land uses in this
community. The first half of the report will cover some of the
general principles of screening and buffering. The second half
will discuss the application of the above land use controls.
Examples of other cities and counties will also be included under
this section of the report.
(I ) Definition
( 1 ) A SCREEN is a physical obstruction between incom-
patible uses.
( 2 ) A BUFFER is a space or distance between two incom-
patible uses. Screens are ,usually provided within
buffers. (Reed, 1984) `
(II ) Purpose
The purpose of screening and buffering is to improve
compatibility and provide transition between different
land uses and zones; to protect property values and
preserve the character of an area through the provision of
barriers against traffic, trespassing, noise, heat, glare,
and dust, and improve of the appearance of individual
properties, neighborhoods, and the city.
(III ) Functions of Screening and Buffering
( 1 ) To block out visual nuisance, such as light and
glare, and signs .
( 2 ) To reduce intensity of noise through distance and
plant materials. Wooded areas also introduce the
background sounds of trees and wind which makes
noise less noticeable and less annoying.
( 3 ) To limit access which serves as a protective or
safety barrier.
( 4 ) To reduce air pollution, dust, dirt, and noise.
(Kendig, 1980)
(IV) Variables in Screening and Buffering Design
An examination of the following variables provides a guide
in the design of what types of screening and buffering are
needed under different situations.
( 1) Distance from the source of nuisance to the adjacent
property.
( 2 ) Height and bulk of plant materials .
( 3 ) Plant intensity/density
( 4 ) Existing land form.
(V) Hierarchy of land uses
Zoning has traditionally classified land uses in a hier-
archy. This hierarchy of uses is essential in evaluating
the impact of the higher density land uses on the lower
density uses. Obviously, the severest problems or
nuisances result when the uses are at opposite ends of the
hierarchy. Therefore the greater the distance between
uses on the hierarchy scale, the more stringent is the
design requirement of screening and buffering.
(VI ) Screening and Buffering Matrix `
The following matrix represents some suggestions of
screening and buffering design for this community. First,
the hierarchy of land uses can be divided. into different
categories:
I - Low Density (R-1, R-2 )
II - Medium Density (R-3 , R-4 , R-5 )
III - Moderate Commercial/Industrial (P-C, P-I )
IV - Commercial ( C-C, G-C, H-M)
VI - Intense Industrial (G-I )
When assembled in a matrix the specific mixture of land
uses will have a corresponding buffer requirement.
IR II III IV VI
I A B C D E
II B A C C D
III C C A B C
IV D C B A B
VI E D C B A
The buffering requirements correspond to the letters of
the matrix. Examples of the buffering requirements are as
follows:
Type A - These are areas with the same land classification
and no buffering would be required.
Type B - The buffering requirements are for areas somewhat
close in the hierarchy. The buffering requirements could
be as follows:
A 15 foot open space buffer strip with the
following plantings for every 50 linear feet:
1 overstory tree
1 understory tree
3 shrubs
Type C - These buffering requirements are for more highly
contrasting land use types such as commercial III and
Residential II . Requirements may be as follows:
A 25 foot landscape strip, with the following
plantings for every 40 linear feet of buffer
length.
1 overstory tree
2 understory trees
5 shrubs
Type D - These requirements are for buffering more extreme
land uses such as Commercial IV and Residential I .
A 30 foot bermed landscape strip with the following
plantings for every 40 feet of buffer:
1 overstory tree
1 evergreen tree
5 shrubs
Type E - These requirements are for buffering very incom-
patible land uses, such as Residential I and Industrial V.
A 40 foot bermed landscape strip with the following
planting requirements for every 40 linear feet of
buffer:
1 overstory tree
2 evergreen trees
1 understory tree
7 shrubs
The required buffering would then be determined by the
adjoining land use or zoning district next to the proposed
development or redevelopment.
VII . Examples from other counties and cities
( 1 ) Screening and Buffering for higher diversity
used adjoining low density residential zones.
(A) High density residential zones
( i) Transitional buffering shall consist of
an unbroken strip of open space with a
minimum width of 25 feet and planted
with.
(a) 1 large evergreen tree with an
ultimate height of 90 feet or greater
for every 10 linear feet, plus 1 medium
evergreen tree with an ultimate height
of 20 to 40 feet for every 5 linear
feet,
or
(b) 1 large deciduous tree with an
ultimate height of 50 feet or greater
for every 15 linear feet plus 1 medium
evergreen tree with an ultimate height
of 20 to 40 feet for every 15 linear
feet.
(Fairfax County, Virginia) .
(B) Commercial Zones
(i) Transitional buffering shall consist of
an unbroken strip of open space a
minimum of 35 feet wide and planted
with:
( a) One large evergreen tree with an
ultimate height of 40 feet or
greater for every 10 linear feet
plus one medium evergreen tree with
an ultimate height of 50 to 90 feet
for every 5 linear feet, plus one
deciduous tree with an ultimate
height of 50 feet or greater for
each 30 linear feet.
or
(b) One large deciduous tree with an
ultimate height of 50 feet or
greater for every 15 linear feet
Plus one medium evergreen tree with
an ultimate height of 50 to 90 feet
for every 5 linear feet, plus one
small deciduous tree with an
ultimate height of 20 feet or less
for each 12 linear feet.
(Fairfax County, Virginia)
(ii) For every 100 linear feet
4 canopy trees,
6 understory trees,
24 shrubs, and
12 evergreen/conifers
(Lane Kendig, Performance
Zoning 1980 ) .
(iii) Screening area shall be
improved with landscaping,
wall, or fencing of at least
75 percent of continuous
opacity at all times to a
height of 5 feet.
(Rockville, Maryland)
(C) Industrial Zone
( i ) Traditional Buffering shall consist of
an unbroken strip of open space a
minimum of 50 feet wide planted with:
(a) 1 large evergreen tree with an
ultimate height of 40 feet or
greater for every 10 linear feet,
Plus one medium evergreen tree with
an ultimate height of 20 to 40 feet
for every 5 linear feet, plus one
deciduous tree with an ultimate
height of 50 feet or greater for
each 30- linear feet, plus 1 ever-
green tree with an ultimate height
of 40 feet or greater for every 15
linear feet.
or
(b) 1 large deciduous tree with an
ultimate height of 50 feet or
greater for every 15 linear feet,
plus 1 medium evergreen tree with
an ultimate height of 20 to 40 feet
for every 5 linear feet, plus 1
small deciduous tree with an
ultimate height of 20 feet or less
for each 12 linear feet, plus 7
medium evergreen shrubs with an
ultimate height of 12 feet or less
for each 10 linear feet.
(Fairfax County, Virginia) .
( ii) For every 100 linear feet:
10 canopy trees,
15 understory trees,
60 shrubs,
30 evergreens/'conifers, and
a 4 ' berm with a 4 ' masonry wall on the
higher density use area.
(Lane Kendig, Performance Zoning 1980 )
( iii) Not less than 30 percent of the net lot
area shall be landscaped. Screening
shall be improved with landscaping,
walls, or fencing of at least 75percent
of continuous opacity at all times to a
height of 5 feet.
(Rockville , Maryland) .
( 2 ) Screening and Buffering for higher density
uses adjourning commercial zones.
(A) Industrial zone
( i) Where commercial and/or industrial
properties have common property
lines, the width of the screening
and buffer strip shall be at least
5 feet.
(a) A mixed planting of deciduous
trees and/or evergreen trees or
evergreen shrubs which may be
expected to form a 6 foot high
screen within three years. All
elevations of the buffer area.
considered separately, shall be 750
opaque for a height of 6 feet at
maturity.
(b) An opaque wooden fence, or
fence of other permanent building
material, provided the outside face
of such fence is planted with a
minimum average of 1 shrub or vine
per 10 linear feet, or 1 large
deciduous tree per 50 linear feet.
(c) Existing vegetation which
provides a dense year-round screen of
750 opacity.
(Ann Arundil County, Maryland)
REFERENCE
Kendig, Lane. Performance zoning. 1980
Reed, Charles. The Zoning Report Vol. 2, No. 11 , Sept 29 ,
1984.
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VILLAGE CORE DISTRICTS r •• •Oee•9.Im pops 13
` Sec. 14.05 lofferya Ns:
►erfer�anef Subdlvfslon' - _.1 acre _ ••�;:_''• ;�-?T;
' Other Resldentlal i,000 tq. ft. •So Con Cory: Traditlomi tool
r. scull affic./Seel c• 1.000 sq. ft. 40 "s .70 should be divided Into listrl s M A cwt n/(f~� LM wOt IR O Oa�nity •''�
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Otter Co•s-arcfai - IT,000 te. /t. ...10 ,t • f wn HStrlct sold N al-ilar L Iatenslty
as re11 at negative U4ractarf slits. A sKon1 feature N tradf ttoal awing' ..
x: Ithertr141 's '� y te1 Kt1nq the IKatlen er '
Other 10•�sq. ft. .40 - .40 theory IS twit by the US" or111 4 ju+sUpfltlen K IM1- d^"•
10,000 se. ft. ,40 .W vldwl districts. the usw thonl4 v1 provldW pretK 1 hoverer, this has not preren to be the cast as 1lversa was an oftae located
t2a6G0y - or onto ��ntM buflthereryaN ri sr/flclent protection. Under the'po foraan.. 1
In order to wfnl-1 to negative I-DKts,Provide both distance and plantfngs _
The bufferyaro Is A desl1. gmted unit of yard or open are, together with
ariy
( - •< plant rterl al t,ba rrl erf or fences required Ch reon, loth the a-ount H
' I Tend I'd the true and o•.ount o�londsc4pinq specified arc flesh -to .I T'la%Tt ARA fAjlo-,�i ;•,•_.i,. -pactt be been ad.lnl land uses, ly wing both to
and
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I •-�•_- _ 04r#Ing treat and so forth,N11 Oe dnlw1led,
. w�esq�, I I •� ---- The bufferyaro require•ontt east be fl eslblo. Atingle standard appl led .
! LY4 I -. I •to all circa-f braces NY not fiction
well er dfAt 1•spose usmcetsa ,
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••. I' .. - depending 9 reth reaseats are ebrfously wrrantod -
N rag upon the CMncteH slip o! the wes fevelved, It 1s a further •'d
I "••' G,eT3} I.^ r;r Intent of one followleg prorltfons to provide fleslbl-114 to the dereleger I 4 I ss •1.:- , - of Property o er through the ssanl pal•t ton of fwr basic eloarntc --dlstaKe.
•�.• plant ruHal type. plant wotorLl densltY and Structural er land fors.
< a
�� 1 'a•L. II° •�•' ttrrlalelhgfS a. mutton of luffr arose WfpryarN shall be located on the •a+�:
- t de and nor of ms o/a rcei extending to the lot or Nrcfl
( _ Oaund4ry lint. Wfferyards spahall pot extend into or be located
•:,�'NtAln arty pore ton or an existing r.. _�L,_ __��_ s•. .. ., - _ ne street right-of-wy (!runt let Iloop
r I N. „: .2 w •- ae' ( - - a. r b '0oterel-tfo.or l.;ff< aN ulre.ents: Te Ieterine CAe t
�.yg I •• «r:r ,' fr ). 'ant_:"s^�4 re eryard rpu red been tw scent prctlar the /oi lw y+
T•:- I r:;iYr•. I.. .-k' v fltMi•. i ocedure aM11,M followd: .•_ - r
1 Identify the Land Use Class of the prapotW
r..• + to the Table Ill Sec. 14.04(a). r _. s s.y nYerctq :• ':
bb�Q,.Vr i.R:•• a's Yr"'.tK'�n,terY v4+•lue*.f . yti _ . . ! "Wntffy LM lint Uta CLti of eW .:
. .^ to the Table 1e Sec. 14.04(4), - the Ote Iy eefearlq k
r.EQflOh( �. ( r.l'' T y ;/J�sMM✓-+1
Ka- � f r 7.Y Qeursaine tht'buffe aN.
_ +r •�I'"•' -•to .e 5fbt lines or ry rpul raarntt Ier those tide and rear >
Soc. 14,04 LaM Ust Classes:' .:i•t.•,a ied4i• -- f•'le'flb� portion thence( on the Subject Nrcel, by refercinq -•'�
the LDIe fro Sec. 14.05(c�. Ealstl ng Plant rterial or fences
Coewentar - ♦.t'••'•. "'� -;ry be counted ascontrlOutA [o
Y: The da•inent Preelse of tMs"Inane 1s that t .went. TM Duffe . the total Wlfaryard nquin Should be the relevant-easure of• land his Section let . ry4Ns "cifled an 90 D<provided owach `(classifies 411 land uses by ordinance
nanceatlon..This tectfon 1""-"-"' Nmei independent of ad olaln wes Or adjoining
py,or I by this Ordinance Kcading to their bufferya Ns - _ -
F. bp<of degree Of Intensity,or 1-pact they 4ro like! to 1a se on
land we sltwtfons-.All uses within a t Y Q0 adjacent 1, .Nero a develop" , ",F..-'• {
h' Mva wl i OKIlIc class♦n considered to op"use is proposed adjacent to vacant LM,the
M -pact relative to neighboring uses. The iwpactt of greater e:nars of tAe 4ffo<tM
Intensity ry Include- Increased vehicular or - Preperttec ayy sub-it a contractwl agree. 'noise and congestion, Lryer Signs, exterior fighting.e trLn tnfrIC ant associated - - -tot whereby the bufte'yard for the developed use is reduced M•�: .±•-Increased sto-"ter runoff KsoClated with larger roo pro dotinatfng buildings. 1•I�. --wired• provided that
Che orner of told case agrfes to develop at.
- areas and other al-Ilan factor=. The Individual toning dtstrlc[contnActs and lslq _ ^o areoter 1n[enstty then the spKlfltd IaM use class;and if unether or net a specific Use can develop on a lot In that district, rope '•»'f`rT-<"�. - add!Nonal Duffer Is needed at a future pint. It soil be provl/et).
the Lod use classes are fundonental 1n deteretning the Ievel of protection t - ` - On the vacant land. _.
required In the all-f-portant bufferyaro .M.,; _ -,r .-••' •:» 1 ... c •. -• -:
- S ,'SMuI�a developed wa IKrease in In tens I ty (ro-•III yen
•- - Flood use class to a higher one(e.g..Class III to Class
r._ Sec. 14.04(a) Table of Lard Ust Classes- "!+'�'- IV) the PLnnlnq Cnav-lesion shell•durinq the site plan .
b Dom'• t - nvtev process,d<Cerine it additional Duffe !
land Use Class Auaber and Gene al Use Cat s'h eslse"rs1Y''r"li } .i ,,,i ..p 2 fed.If Process-
swat)atent and type, ry4rd Is n..ded tT�,
,.
e. atsysta r•1F +K- t s ..:: .., s - +
- _ CLASS I - 9 %t"C5{� -j ay r rt•eytK .SA' w,RoteafferyarA reafulrsents on st tea f t s bf the wtdtli •era ems• +es.. 3 .
• - '1" '.1 of the buffo ord end th -
x'' t- _Agrleulture - :• _ - JT., 7 ma.ber o:plant units rpul red
per one hundred(100) 11ne•r feet f Wffery•rd. The
-• .Single-Fr11y Detached Resl~denew - _ - -
r�ts..y be tatisfled by any or the options Indicated (Suffer.
yard Type A E).
•, ,' f4rforeance Subdivlsfon - •t~'�.�� a.v.•.crs-!t laL^r '1"�a'^y-s�'s _ r- .
open Space/Conservatfon Uses
<:±• Aon-Cawerclal Recreational Facilities `t r `r•4 �•r.ri
fs CLASS III :i` ,a "'•G I Q• "'P
Religious Institutions ''�t T y�
Educational Institutions ' �"'4^ r :'i� T �-• I� r
Public Wi111ngs/Pubs lc Service tesGl Ltions h
Tw-Fa-11y Duellings
Multi-Fray owltings - - Yin ?'. r} - I•
-•cuss lY
'•'t" MAJOR DIFFERENCE-LARGE.BUFFER s I
Offices
•Service Establisfuaents
- Corinenlenee Retail Estabitsl.enti - _=
%CLASSY ,... .. ` U— ��. _--7 .•Q r7i_F6TiPr_FF;
General Retail I Usbllsl.+entsOther Co—trOffice Ll UsesOther 0lflce De Serice Uses �1 I ResearcA and
Derelopnea Uses -
Aholesalt and warehousing .. yT - ntT�'e?. .•�- I I
Other IMwerul uses - - SMALL DIFFERENCE-She !ALL BUFFER
u ''fec. 11.05(c) Table of IluffervaN A ''r T�_ `•��i -4 -v
.. eeelrewants• -.,t - -
`•land use Adjacent Eal stiaAd -
ae- Class - land Use class t ' jacent Vacant Lind _ -
•- z_I ofstrlct i_i/ r' fI_{L a.•
ss •i I II tit IV Y R L 0
",L,-•- -
E E E [ _ R. .R E E A +•?,n r".•...,�,y,(
.• _.. r ,It - E A• t. C 0 a .� R { E' [ A ... 11^'.-..__-+• .%! _ •.
'Ill E .0 A ,- Ali„:.•s�1i't1.r7J .�. ..�
..:fY g... A p A A
. Y E 0 C • A - •[•." E �_ A _ .[ • avn$y•:4r;J u. 'i 1
�eRa Mffeeyaad required - - _ gr. �,ti• r' ) t
Sufferyard type A (tee fallorfeg dlagraas) - - The felled Illustrations •v,'~ I
_ l M graphically Indicate the - '-• '
C - apeciftutions of each bufferyard. lutleryard require- <.. :rtT'
A tents-are stated In tens of the width of the buffer- •-•• -
• yard and the nude'of plant units required per one
_hundred (100) linear feet of buffer yard. The requn-i �y t"Y
vents of a bufferyaN uy be Satisfied by any o1 the .. .: •>".�• .
•................... ... :options indicated. ...+.. - -_. ........ ................__•. ........... .-... ._.-.•-._.._..-..._-------------- ----'• i•
D
o 9.1,982
• y •- d. Plant Materials: All anted materials ion within
within+specified
jIRED PLANT r% eryar f + he planted:o camel etlon rtthln six (b)wnntns
6 PER '� ` �s •.taau} �� fraw date of approval N tht tIG plan and thereafter be properly
h w:a.sKi t'+:,as '/- -w i . .� maintained. - -�
.1i'9ti yr'a tamp w4: -
�N�••,. �.i Z... s•c-.we-ta; Thk following landscape/Plant-materials are suggested for inclusion .t..
:.aaaane u:•NJm•`•. S4 vj ••r -I' Mtnt.un Allowable Size
in the required bufftryards:
• '.,•' .¢':.
s vv,!!•'•f-••, i-..••rMf�.. r ..as.v.. . •r - t lle Si .::
�•-' r>' Type ,is et...
nr ••
xa,,r .,, 0":
. Deciduous Trees - Minimum Sign[ one feet In height a
•"'" •- v«• r- f�J{ - haulm, Ot, rBeech,ll nden not less then one and one-h+li (1 1/2)
Decldiiotis Trees Hontyl must. Ash, 61nko incnet In c+ verDtcteweus Snrwet: (snwelike Greet) : Ml n,.a.tta (li) feet. inM[ght oc hoeDeCidllOU$Shrubs 7 <�J•- -2 t - •v,r Russian Olive, Dogwood, Redbud, less than one (1)tech to Sal iper
� ��jt y Flowrtnq Crab,Hawthorn, Magnolta,t.T - i^
he� 1..� .•s, - Fruit (Pear,Cherry, Plum, Peach) •• - :• Z.•
• -.. _ (shrubs) tijkn '
EVergreerl4tl` r:, - lbneys tickle, Lilac, Coto- o to +s�sa..emft
FortYtni a, Euonymus IQ•drange+ ~
v «
n..•3'L1!r 1sv l7 .. ,r-__ < �. iv.^_ 4 _ Privet. Swe; -T--
Evergreens: ,Minimum four (a)feet 1n Mlght :7
Pine, Fir Spruce IM.Ixk, +, y 1 '}"-+-: •-t ), 4t• �-
? -v Juniper, Tew, Arbor-Yitse - t 1
-±;:•t i arays nr i}3 j, .rrY+•s nl =tF t r,,• Sec• 11•06 D tailed►erforwance ReYut raments -t ;
�.�r•e 7ae�d a v'a tea ,• o'ss - -•.•s;wr •4 ..s - -
� � t�s t- h.• f f•i _*`t Mfthin this section are speclflad deulled regnd beyonndons aphosea'1�'ese[silt Jkmm
�- -land uses. It is felt that standards,above,and beyond T
•�' C?mi°t K.!r. X l r•.-• �D•+Ir`• ' ' c 1•• i z t•• other,segtlons.Pf t is-ordipance, are necessry for certain uses.
4 msd era arrr .t. t C f ,
Trt 1 I-` I .a, 16.
hrforwance Subdevtsfon: A performance Subdivision my conNin
tom'
nee or more o t e housing developmant types of specified in this
subseGteon. All dwelling types Snell be single family residences
•�-�2a ', p>y. -' '•ry«-. harine approved public s+nitsry sewer and/or water unless calved
Deciduous Trees -s r O' by the Planning Cpnntss,on and Board of Trusties. By esig yinq
r-w, with Stipulated perfonance criteria, flealbtlity 1n design is
^. - '+f' eneWragad, thereby praeoti ng lower land development costs, increased
-: �,,;' - •-.z •1 a1 .+ -y r"t" r open tpKe wlthln subdivisions and_protection of certNn natural.
Deciduous Shrubs (t• �'' tt _— features 1,
"It"uiraments for performance subdivision Include: )
Evergreens.,
}- _.(1); For eazh spare foot of land gained under the provisions
_ s Y :i•Jti of thisSection in A performance subdivision through
�,",`(•;<s;Sys-t- a:t"-t tw•> ai. r - i C r the reduction of the lot size below the daimon requirements -
'.,tit;j='j+ for the zoning district in rhlch 1t 11 locaud, equal '
amounts of land shill be dedicated to the common use
.: }y44r•r!w' t _ _ e •. of lot oaanere of the subdivision In a cateer rear shall .
•rtizap y-(t 'part +h ittt��� �•ti c by the Planning Commission. Such dedicated tie+ shall
r '.•, be retained as undeveloped open space.: _ '•
REQUIRED PLANT +H _ (2) Menfn land proposed for usage+s a perfoma ce subdivision sloe .•e yDL
UNITS PER 100 �' Kra h e 1s immediately contingwus on one or more stems co+n
_sgwii. eras
r4ga4:et (�� it r' .al sting single-family detached Subdirt if on of fifteen'
C +b Saa +ya � 4 z is > (IS)acres or larger to Site,the net density Acre.- y_•
�- -,.,..t y the performance subdivisionshell not ascent the-
of Ss
net density per acre of said ida eel sting subdivtslon:A ^&
v.. •`'_ , ''✓ _ Contiguity shall Peen Mv1n9.Immediate Contact along v ►o:,
CC a�� a property line;properties separated by public road x
Deciduous Trees rights-af-w+y than not be considered contiguous..
r
1 S1 le Famil use. This dwelling type consists of a single
DeCiduoUS Shrubs. , �rw am y ns once xataa on•privately owned lot heving. y
-°- - sides of the house. The following
yen are on di four
• _ _ F•- table specified the minimum standard, for tnls treat eton+l- -"^^-' .
Evergreens�r't«5't method of single family.housin9.
DISTRICTS
i t av_•.a Low.Density.
'- Rurai Residential- Developnt
.. me
'- sim10 000 S 7,500 Sq.Ft.
Lot 20000 QFt.ia .
Area
•4.i - Minimum Lot 1001 e0 =r 65'- ..
Width.ii-.
Maximum Lo� - 25Y ., � IOY - ]SY
Coverage _
Minimum Tans=xL „sy z•ri>.�,ew -
25
s
Deciduous Tree . - •ti.:. Side Franc 25 e K - �l�' s ;.
_ 10 7e .."1-t.Sy''uC..r,>D
s ..Rear 30 _l.
Deciduous Shrubs -
2- let ll ne louse This dwelling type consists of a single q
,ecttrr5�� `V`t aw y as ence, located pre+n tndirfdud lot TM dwelling,
Evergreens i. hewerer,may be situated m.side lot line provided:
s' _ eaertor windows are prohibited for that portion of 4
�D -rs _ the structure that abuts the lot line•
B \' a five (S)foot maintenance easement(for painting, v
repair,etc.)shall be provided for the property owner. '
Placenent of the garage or other non-living space as that
Fence '
portion of the residence abutting the side lot Itne is encouraged.
in addition,the following table specifies the minlwue standards
♦ for a lot line house..
gt .._s_."''• t r`-- DISTRICTS
REQUIRED PLANT e•. Rural,� - Residential Development
.
UNITS PER 100' Minimum Lot- 20,000 Sy.Ft. 10,OW Sq.ft. 7.500 Sq.Ft.
Area
ieo+.. -. 801- 65'
j� width 51
Deciduous Trees I M..+mwm lot- 25Y' - 301% - 351
1— coverage
-- Minimum Yards
Deciduous Shrubs Front 25 2S 25
` t Side• 30 _ 25 20
. - Ream 30 30 30
Evergreens
-The side yard rcqui remen[s applied to Me remaining undeveloped
side lot are+.Berm
_
B 3,_ Twin Maus.. This dwelling CYPe consists of + sent-detached -
siiTily residence Touted on an indi rtdual lot. The
Fence tars dwelllnq may be attached to another single family dwelling
. at a side lot line through the use of one or wore of tame
follow nq characteristics:
A cp•+mpn party all througn the garage portion of adjacentC.
_ ..
SLruClure S;
cad
AMES PUBLIC NOTICE
621 Main Street
ALL-AMIRCA CITY Ames, :A 50010
1982-1983 (515) 2 39-5105
LEGAL NOTICE
PUBLIC NOTICE is hereby given that a public hearing will be held in
conjunction with the Ames City Council meeting scheduled for December 15, 1987,
in the Council Chambers at the Administration Building, Main and Pearle Streets
in said City of Ames at the hour of 7 :30 p.m. on a proposed amendment to the
zoning ordinance pertaining to the rezoning of properties owned by Clinic
Building Company, Inc. (McFarland Clinic) and located at 218 13th St, 1204
Kellogg Ave, 1208 Kellogg Ave, 1212 Kellogg Ave, 1218 Kellogg Ave, 1222 Kellogg
Ave , 1228 Kellogg Ave , 1232 Kellogg Ave. and 219 12th St . from R1-6
(Low-Density Residential ) to H-M (Hospital- Medical ) legally described as: Lots
7 through 13, Block 8, Duff's Addition.
The full text of said proposed ordinance is on file in the office of the
Ames City Clerk in the Administration Building of the City of Ames, Main and
Pearle Streets, Ames, Iowa and is available for examination during normal
business hours. Copies can be obtained for the cost of photocopying.
Persons interested in the proposed ordinance who appear at the aforesaid
time and place will be given an opportunity to be heard.
Nancy Gibbons
Ames City Clerk
LISTING OF INDIVIDUALS THE 200' NOTICE WAS MAILED TO FOR THE
CLINIC PROPERTIES REZONING
MAILED DECEMBER 4, 1987
Foster Smiley Helen Dutton
1121 Kellogg 1307 Douglas
Ames, Iowa 50010 Ames, Iowa 50010
Robert & Shirley Grathwohl Mary Greeley Medical Center
R.R. 4 117 llth Street
Ames, Iowa 50010 Ames, Iowa 50010
Durl Ernst Clinic Building Co.
1204 Kellogg 1215 Duff Avenue
Ames, Iowa 50010 Ames, Iowa 50010
Carol Ann Jensen Jens W. Larson
1207 Kellogg 1303 Douglas
Ames, Iowa 50010 Ames, Iowa 50010
Leona Elliott Danny Craig
1209 Kellogg 1501 Jackson
Ames, Iowa 50010 Ames, Iowa 50010
John Elliott Wm. P. Young
1208 Kellogg 13030 Kellogg
Ames, Iowa 50010 Ames, Iowa 50010
Ken Eernisse Bill Driscoll
1217 Kellogg 1306 Kellogg
Ames, Iowa 50010 Ames, Iowa 50010
M. W. Hefley Mrs. Una Angle
1221 Kellogg 1229 Kellogg
Ames, Iowa 50010 Ames, Iowa 50010
Ethel Severson Raymond & Sharon Farmer
1222 Kellogg 1314 Kellogg
Ames, Iowa 50010 Ames, Iowa 50010
Mildred Hickle Connie Sorenson
1611 5th Street 1307 Kellogg
Boone, Iowa 50036 Ames, Iowa 50010
Forest Harlan Ethel Severson
1227 Douglas 1222 Kellogg
Ames, Iowa 50010 Ames, Iowa 50010
Robert McCullough
314 12th Street
Ames, Iowa 50010
James Lee Hedden
7015 Candlewick Drive N.E.
Cedar Rapids, Iowa 52402
Ona Yocum
1601 N. College Ave. Space 65
Ft. Collins, Colorado 80524
Richard Whitefield
211 13th Street
Ames, Iowa 50010
Chester Ellingson
217 13th Street
Ames, Iowa 50010