HomeMy WebLinkAboutA002 - H-M Subcommittee Update Report dated October 23, 1992 ANES
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TO: Mayor, City Council
FROM: Brian P. O'Connell, Director, Planning & Housing Department
DATE: October 23, 1992
RE: H-M Subcommittee Update Report
At the Planning and Zoning Commission meeting of October 7, 1992, the
Commission took action to accept the reports of the H-M subcommittees.
The work tasks that the subcommittees completed include the following
items:
Subcommittee #1
Determine the appropriate uses for each medical zone.
Subcommittee #2
Prepare a survey instrument to be sent to existing medical providers
to determine projections for additional space for medical growth
throughout the community.
Subcommittee #3
Establish criteria for the location of a second medical zone.
Subcommittee #4
Analyze the adequacy (and desirability) of commercial areas
designated on the Land Use Policy Plan map and on the zoning map for
medical land uses.
Attached to this memo are the results of the four (4) subcommittees'
efforts. As stated previously, the Planning and Zoning Commission has
accepted the applicable conclusions and survey form from the
subcommittees.
At this time, the growth survey of medical providers is being completed
and returned to the Department. When most or all of the surveys are
returned, the Planning and Zoning Commission will begin the work
associated with the "Mid-Term" activities. These include:
Mid Term
3 - 4 Months
1. Amend the zoning ordinance to establish permitted uses to each
medical zone.
2. Prepare concept master plans for each medical zone to include
some or all of the following items:
(a) street vacation
(b) traffic circulation
(c) treatment of the zone edge (buffering and landscaping)
(d) shared parking
(e) concentrated development (vertical)
3. Identify alternative sites for the new medical zone, based on
previously established criteria.
4. Amend the zoning ordinance to require vertical development,
shared parking, landscaping and buffering along the edges of
the zone.
At this point, the City Council is not being asked to take action. This
information is being provided as an update report on the H-M process.
Attachment
h\bpo\caf\memo.o23
LIST OF PERMITTED USES AS PROPOSED BY SUBCOMMITTEE #1
AND
ACCEPTED BY THE PLANNING AND ZONING COMMISSION
LIST OF PERMITTED USES
PROPOSED USES FOR PROPOSED USES FOR
LAND USES EXISTING H-M ZONE ALTERNATE MEDICAL ZONE(S)
Offices & Clinics of
Doctors of Medicine,
& Doctors of Osteopathic
Medicine, including: Permitted Use Permitted Use
Ambulatory Surgical Centers
Anesthesiologists
Clinics of Physicians
Dermatologists
Freestanding Emergency
Medical Centers
Gynecologists
Neurologists
Obstetricians
Oculists
Opthalmologists
Orthopedic Physicians
Pathologists
Pediatricians
Physicians including
Specialists
2
PROPOSED USES FOR PROPOSED USES FOR
LAND USES EXISTING H-M ZONE ALTERNATE MEDICAL ZONE(S)
Offices & Clinics of
Doctors of Medicine,
& Doctors of Osteopathic
Medicine, including: (continued)
Plastic Surgeons
Primary Care Medical Clinics
Psychiatrists
Psychoanalysts
Radiologists
Surgeons
Urologists
. Outpatient Short Stay Exclude Permitted Use
Surgical Care Clinic
(Non-Resident)
Offices & Clinics of
Dentists, including: Exclude Permitted Use
Clinics of Dentists
Dental Surgeons
Dentists Offices & Clinics of
Endodontists
Oral Pathologists
Orthodontists
Periodontists
Prosthodontists
. Offices & Clinics of
Chiropractors Exclude Permitted Use
. Offices & Clinics of
Optometrists Exclude Permitted Use
. Offices & Clinics of
Podiatrists Exclude Permitted Use
. Offices & Clinics of
Health Practitioners,
including: Exclude Permitted Use
Acupuncturists, except M.D.
Audiologists
Christian Science Practitioners
Dental Hygienists
Dieticians
3
PROPOSED USES FOR PROPOSED USES FOR
LAND USES EXISTING H-M ZONE ALTERNATE MEDICAL ZONE(S)
. Offices & Clinics of
Health Practitioners
including: (continued)
Hypnotists
Inhalation Therapists, Registered
Midwives
Naturopaths
Nurses, Registered & Practical
(except Home Health Care Services)
Nutritionists
Occupational Therapists
Paramedics
Physical Therapists
Physician's Assistants
Psychiatric Social Workers
Psychologists
Psychotherapists, Except M.D.
Speech Clinicians
Speech Pathologists
Hospitals, including: Permitted Use Exclude
General Medical & Surgical Hospitals
Mental Hospitals, except for
Mentally Retarded
Psychiatric Hospitals
Alcoholism Rehabilitation Hospitals
Cancer Hospitals
Children's Hospitals
Chronic Disease Hospitals
Drug Addiction Rehabilitation Hospitals
Eye, Ears, Nose & Throat Hospitals,
including In-patient
Hospitals, Specialty: except Psychiatric
Maternity Hospitals
Orthopedic Hospitals
Rehabilitation Hospitals; Drug Addiction
& Alcoholism
Tuberculosis & Other Respiratory
Illness Hospitals
. Medical Laboratories,
including: Permitted Use Permitted Use
Bacteriological Laboratories
(not manufacturing)
Biological Laboratories (not
manufacturing)
Blood Analysis Laboratories
4
PROPOSED USES FOR PROPOSED USES FOR
LAND USES EXISTING H-M ZONE ALTERNATE MEDICAL ZONES)
. Medical Laboratories,
including: (continued)
Chemists, Biological (not
manufacturing)
Dental Laboratories, X-ray
Medical Laboratories, Clinical
Pathological Laboratories
Testing Laboratories, Medicals
Analytic or Diagnostic
Urinalysis Laboratories
X-ray Laboratories, including
Dental (not manufacturing)
Dental Laboratories,
including: Exclude Permitted Use
Crowns & Bridges made in
Dental Laboratories to
Order for the Profession
Dental Laboratories, except
X-ray
Dentures made in Dental
Laboratories to Order for
the Profession
Orthodontic Appliances made
in Dental Laboratories to
Order for the Profession
Teeth, Artificial, made in
Dental Laboratories to order
for the Profession
• Home Health Care
services, including: Exclude Permitted Use
Home Health Care Services
Visiting Nurse Associations
• Kidney Dialysis Centers Exclude Permitted Use
• Specialty outpatient
Facilities, including: Exclude Permitted Use
Alcohol Treatment, Outpatient Clinics
Biofeedback Centers
Birth Control Clinics (Family Planning)
Drug Treatment, Outpatient Clinics
Outpatient Detoxification Centers
Outpatient Mental Health Clinics
outpatient Treatment Clinics for
Alcoholism and Drug Addiction
Rehabilitation Centers, outpatient
(Medical Treatment)
Respiratory Therapy Clinics
5
PROPOSED USES FOR PROPOSED USES FOR
LAND USES EXISTING H-M ZONE ALTERNATE MEDICAL ZONES(S)
Health & Allied Services,
including: Exclude Permitted Use
Artists, Medical
Blood Banks
Blood Donor Stations
Childbirth Preparation Classes
Health Screening Service
Hearing Testing Service
Insurance Physical Examination
Service, except by Physicians
Medical Photography & Art
Osteoperosis Centers
Oxygen Tent Services
Physical Examination Service,
except by Physicians
Plasmapheresis Centers
Sperm Banks
. Apothecaries Exclude Permitted Use
. Drug Stores Exclude Permitted Use
. Pharmacies (Limited to Permitted Use Permitted Use
the Sale of Prescription
and Non-Prescription Drugs)
. Opticians Exclude Permitted Use
. Other Similar Medical
Retail Uses Exclude Permitted Use
. Commercial Multi-Level Permitted Use Permitted Use
Parking Ramp
Note: The intent of excluding or permitting uses applies to "freestanding"
separate uses of land.
h\rda\misc\minutes.h-m
GROWTH SURVEY PROPOSED BY SUBCOMMITTEE #2
AND
ACCEPTED BY THE PLANNING AND ZONING COMMISSION
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1. _Y _N Are you satisfied with your current location?
Why or why not?
2. Y _N Do you currently share parking with adjacent
property owners?
3. _Y N Would you be willing to share parking facilities with
adjacent property owners?
4. _$ Estimate the percentage of your patients who come from
outside Ames?
5. Please check the following items which, in your opinion, are
characteristics of a good hospital-medical zone?
A. Easily accessible by persons from outside Ames.
B. Located in a highly populated area of the city.
C. Located adjacent to an arterial street.
D. Off-street parking demand is met by "surface parking",
only, or
_ E. Off-street parking demand is met by "surface parking" and
a "parking ramp".
F. Permitted uses include a broad range of medical and
non-medical related land uses, or
G. Permitted uses are restricted to a brief list of medical
providers.
H. Buffering and screening are used on the perimeter of the
district to separate the medical district from the
surrounding area.
I. A medical office building that provides tenant space to
medical providers.
_ J. Other (Please Describe).
6. Assuming growth is planned for the future, do you see the growth
estimated occurring in:
your present location
_ another location
both
7. Please add any additional comments:
h\rda\misc\survey-l.h-m
LOCATIONAL CRITERIA FOR ALTERNATE MEDICAL ZONE AS PROPOSED
BY SUBCOMMITTEE #3
AND
ACCEPTED BY THE PLANNING AND ZONING COMMISSION
The locational criteria for (an) alternate medical district(s) are as follows:
1. Alternate medical zone(s) should be located within the Municipal
Urban Service Area at the time each zone is developed.
2. Alternate medical zone(s) should be accessed from an arterial
street. Certain medical uses, which attract regional clientele,
should be located in a medical zone near U.S. 30 or I-35.
3. Medical uses that serve primarily the community should be locat-
ed in an alternate medical zone that is accessible to pedestrians,
bicycle riders and transit users.
4. Any alternate medical zone should be large enough to protect
sensitive natural areas on the site and should have adequate
building area outside the floodplain.
5. Alternate medical zone(s) are compatible with medium and high
density residential areas as well as commercial areas; with ade-
quate buffering and separation of traffic, alternate medical
zone(s) are also compatible with low density residential areas.
6. Any new medical zone should be large enough to permit expan-
sion, and it should have physical characteristics to permit
phased development.
7. Alternate medical zone(s) should be located, designed and devel-
oped in such a way as to enhance the community image and the_
entrances to the City and to appeal to the medical providers.
8. If more than one alternate medical zone is chosen, the zones
should be reasonably dispersed throughout the community.
The subcommittee made the following statement with regard to their conclu-
sions:
"In coming to our conclusions and defining the locational criteria, we
concluded that it may be beneficial to have more than one alternate
medical zone to respond to the different medical uses and the needs
of the community and region."
CONCLUSION ON ADEQUACY OF COMMERCIAL LAND
AS DETERMINED BY SUBCOMMITTEE #4
AND
ACCEPTED BY THE PLANNING AND ZONING COMMISSION
The subcommittee has established the following conclusion:
There is not sufficient commercial area to accommodate both the
commercial land use expansion and medical land use expansion for the
next 20 to 25 years. Medical providers must compete for commercially
zoned land on the same basis as any other business in the community.
The creation of the alternate medical zone is seen by the committee as
necessary to meet the expansion needs of the medical community.
Expansion of commercial zoning districts for medical purposes or any
other commercial purpose will be subject to the normal planning and
rezoning procedures of the City.
For medical providers to obtain approval for a commercial zone
expansion (rezoning), it will be necessary to indicate why the
alternate medical zone will not, meet the expansion needs of medical
providers.
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1 . Y N Are you satisfied with your current location?
Why or why not?
2. Y N Do you currently share parking with adjacent
property owners?
3. Y N Would you be willing to share parking facilities with
adjacent property owners?
4. % Estimate the percentage of your patients who come from
outside Ames?
5. Please check the following items which, in your opinion, are
characteristics of a good hospital-medical zone?
A. Easily accessible by persons from outside Ames.
B. Located in a highly populated area of the city.
C. Located adjacent to an arterial street.
D. Off-street parking demand is met by "surface parking",
only, or
E. Off-street parking demand is met by "surface parking" and
a "parking ramp".
F. Permitted uses include a broad range of medical and
non-medical related land uses, or
G. Permitted uses are restricted to a brief list of medical
providers.
H. Buffering and screening are used on the perimeter of the
district to separate the medical district from the
surrounding area.
I. A medical office building that provides tenant space to
medical providers.
J. Other (Please Describe) .
6. Assuming growth is planned for the future, do you see the growth
estimated occurring in:
your present location
another location
both
7. Please add any additional comments:
h\rda\misc\survey-l.h-m -