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Home My WebLink AboutA007 - Council Action Form dated December 8, 1987 i COUNCIL ACTION FORM Item Date: Dec6mber 8, 1987 SUBJECT: Motion to Set a Date for Public-Hearing to Consider Rezoning Lots 7-13 Block 8, Duffs Addition (McFarland Clinic) BACKGROUND: The Clinic Building Company, Inc. (McFarland Clinic) is requesting that the City Council rezone the half block between 12th and 13th Streets on the east side of Kellogg Ave. from R1-6 to H-M Hospital Medical. Surrounding land use includes single family residential and Hospital-Medical to the north and south and Hospital-Medical and single family to the east and .west. Zoning districts in the area include 111-6, R-2 and H-M. The property in question has been zoned R1-6 since 1983. Prior to that time this property was zoned R-2. Public utilities in the area include 4, 6 and 12 inch water mains in Kellogg Avenue, 13th Street and 12th Street. Eight inch sanitary sewer mains • exist in Kellogg Avenue, 12th Street and 13th Street. A twelve inch storm sewer exists in Kellogg Avenue. Vehicular access to the area is provided by Kellogg Avenue, Douglas Avenue, and 13th Street. The subject properties are located in an area designated for hospital-medical purposes. The following goals and policies from the LUPP address this rezoning request. 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. -J Z yS•VbR'=AI''k'.tiD78k..^3'it�..:rR-wj�' 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 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. In addition to the direction that is contained in the LUPP, the Hospital-Medical Area Study contains the following policies and recommendations. 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 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. v. r 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 recom-menidations 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. . ." "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." 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. 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. The proposed K 1 �e r 30,000 square foot addition to the McFarland Clinic would be consistent � q with that policy. Because of this policy, additional area will have to be provided for parking. The intended use of the land that is being considered for rezoning is for surfaced parking facilities. (See attached t parking plan.)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: 111. 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. "2. Additional property in the proposed 11-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. The Department of Planning and Housing recommended that this rezoning request be approved. The Planning and Zoning Commission reviewed this request at their meeting of October 18, 1987 and tabled action on this request until November 18, 1987. At the Commission meeting of November 18, 1987, the Commission recommended that the City Council approve the rezoning request. t , • A map showing the area requested for rezoning is attached for your review. ALTERNATIVES 1- The City Council can approve of the rezoning request and set December 15, 1987 as the date of public hearing to consider comments on this request. 2. The City Council can refer the request back to the Planning and Zoning Commission for further review and comment. 3. The City Council can deny approval of the rezoning request of McFarland Clinic. MANAGER'S RECOMMENDED ACTION: It is the recommendation of the City Manager that the City Council adopt alternative #1. This will approve of the rezoning request and set December 15, 1987 as the date of the public hearing to consider comments on the rezoning request. COUNCIL ACTION l • T . i Y