HomeMy WebLinkAboutA001 - Council Action Form dated May 23, 1995 ITEM #: 2
DATE: 05/23/95
COUNCIL ACTION FORM
SUBJECT: PUBLIC HEARING TO CONSIDER A REZONING OF PROPERTY
LOCATED AT 120 EAST 12TH STREET.
ACTION FORM SUMMARY: This is a request to rezone vacant property located at 120
East 12th Street to allow the construction of parking for McFarland Clinic employees.
The Planning and Zoning Commission and staff recommend approval of the rezoning
request with the stipulations described in this report.
BACKGROUND:
The applicant is requesting that the City rezone .25 acres (10,818 sq. ft.) from R1-6 (Low-
Density Residential) to H-M (Hospital-Medical) at 120 East 12th Street.
The legal description for this property is as follows:
Lot 3 and the West 60 Feet of Lot 4, Emery's Subdivision to Ames, Iowa,
Story County, Iowa.
The reason given by the applicant for the proposed rezoning is to allow the construction
of off-street parking for McFarland Clinic employees.
The Land Use Policy Plan (LUPP) Map designates the subject property as appropriate
for development as H-M (Hospital-Medical).
ANALYSIS:
Zoning District. The subject property has been zoned as R1-6 (Low-Density Residential)
since 1983. Prior to that time, the subject property was zoned R-2 (Low-Density
Residential).
Existing Land Use/Zoning.
PROPERTY LAND USE ZONING
Subject Property Vacant R1-6 (Low-Density Residential)
North of Site Vacant/ H-M (Hospital-Medical)
S.F. Residential 111-6 (Low-Density Residential)
East of Site S.F. Residential 111-6 (Low-Density Residential)
South of Site S.F. Residential\ R1-6 (Low-Density Residential)
T.F. Residential
West of Site Medical H-M (Hospital-Medical)
Land Use Policy Plan. The following goals and policies from the Land Use Policy Plan
(LUPP) apply to this LUPP Amendment proposal:
A. GENERAL
A.I. GOAL:
To develop land use patterns which make possible a safe and pleasant
environment and enhance social and economic welfare.
B. RESIDENTIAL
Community Priorities:
Maintain and enhance the integrity and character of existing
residential neighborhoods.
Require adequate transition between different residential uses and
between residential uses and non-residential uses.
B.1.9. Policy:
Landscaping and open space or multiple-family development will serve as
transition areas between low-density residential areas and areas of
significant commercial activity.
The identification of the need for transition areas and how those
transition areas will function is an important role of the development
review process. This can be accomplished through staff review and
subsequent review by the Planning and Zoning Commission of
proposed developments.
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B.3.1. Policy-
Proposed development projects will be examined from the standpoint of the
relationship to neighborhood facilities and as appropriate will be made for
such facilities.
This occurs during the staff review process prior to submittal to the
Planning and Zoning Commission as well as during the review
process by the Commission.
(1) THE MEDICAL ZONE AT 13TH AND DUFF.
This zone is located where it is surrounded by existing residential development.
Outward expansion of this zone will impact on the existing neighborhoods.
Recognizing that these neighborhoods are an essential part of the Ames
community and to best manage this scarce land resources available in this H-M
zone, the City will encourage redevelopment of the area to result in more efficient
use of the land. Implementation should include:
Emphasis on vertical redevelopment/development.
A plan for street right-of-way vacation to accommodate efficient
redevelopment and, where appropriate, new development.
Encouragement of shared development and usage of health-care and
parking facilities which will include Master Site Planning and coordinated
traffic design.
Establishment of standards for landscape buffers and screening to provide
transition between H-M facilities and adjacent residential areas.
Concentrating traffic movement on arterial streets to protect the integrity of
the surrounding residential neighborhoods.
Establishment of a list of permitted medical uses.
Adoption of a policy that addresses the removal and replacement of
residential structures should such become necessary.
Utilities. Utilities will not be required for the proposed parking lot. Existing utilities are
described as follows:
Water:
12-inch water main on East 12th Street
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Sanitary Sewer:
8-inch sanitary sewer on East 12th Street
Storm Sewer:
42-inch storm sewer on East 12th Street
Electric:
Electric service will be provided by the City of Ames.
Access/Traffic Impact.
The subject property will be used for off-street parking by the employees of McFarland
Clinic. A site plan must be approved by City staff prior to development of the property.
The number of off-street parking spaces has not yet been determined; however, the traffic
should not increase since the parking lot will be used by employees that currently park
on the street. On-street parking in the adjacent residential neighborhood may actually
decrease by providing additional off-street parking in the H-M zone.
Section 29.42(2) of the Zoning Ordinance requires a "remote parking agreement"
whenever parking spaces are not located on the same lot with the building or use served.
The remote parking agreement assures the retention of the parking spaces for the stated
purposes. This requirement applies to the proposal to develop this property as off-street
parking for employees of McFarland Clinic, located at 1215 Duff Avenue.
RI-6 (Low-Density Residential) H-M (Hospital-Medical)
Lot Area: Single-Family Dwelling - 6,000 sq. ft. Single-Family Dwelling - 6,000 sq. ft.
Two-Family Dwelling - 7,000 sq. ft. Two-Family Dwelling - 7,000 sq. ft.
for each unit over two, an additional
1,800 sq. ft. min.
Lot Width: 35 Feet for S.F. and T.F. 35 Feet Minimum at Street Line
Dwelling at Street Line and 50 Feet Minimum at Building Line
50' at Building
Front Yard: 25 Feet Minimum 25 Feet for Residential Uses
15 Feet for all Other Uses
Rear Yard: 20 Feet Minimum 25 Feet Minimum
Side Yard: 6 Feet - 1 Story 6 Feet - 1 Story
8 Feet - 2 Stories 8 Feet - 2 Stories
10 Feet - 3 Stories 10 Feet -3 Stories
15 Feet - Street Side for Corner Lot 15 Feet - Street Side for Corner Lot
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Screening and Buffering Requirements for Parking Lots in the H-M District.
Section 29.21(5)(b) of the Zoning Ordinance describes screening and buffering
requirements where the H-M zoning district boundary is marked by a lot line. Those
requirements apply to this request and are described as follows:
(5) Screening and Buffering. Requirements and standards for landscape buffers and
screening, for the purpose of providing a transition between Hospital Medical
District facilities and adjacent residential areas, are established as follows:
(b) When the H-M boundary is marked by a lot line, a buffer area not less than
eight feet in width shall be maintained abutting the H-M side of the lot line.
There shall be constructed and maintained in said buffer area, for its entire
length, a wood, brick or stone wall or fence not more than five feet in height
and finished on both sides. The said buffer area shall be landscaped, when
it lies between a lot line and a parking lot, by planting and maintaining not
less than four units of plant material per fifty linear feet. A unit of plant
material shall consist of either: one deciduous overstory tree; or, two
deciduous understory trees; or, two evergreen trees; or, five evergreen or
deciduous shrubs. A combination of evergreen trees and deciduous
understory trees with deciduous overstory trees when they will not interfere
with utilities, shall be utilized in meeting the landscaping requirements.
STAFF COMMENTS:
City staff recommend approval of the request for rezoning. The property owner needs
to understand that the following items will be part of the site plan approval for the
proposed parking lot:
1. A remote parking agreement be executed prior to the issuance of a building
permit for construction of a parking lot; and
2. The applicant is required to comply with the Screening and Buffering
requirements for the proposed parking lot as specified in Section 29.21(5)(b)
of the Zoning Ordinance.
The Planning and Zoning Commission reviewed this request at their meeting of May 3,
1995 and recommended that it be approved.
ALTERNATIVES:
1. The City Council can approve the request to rezone property located at 120 East
12th Street from R1-6 (Low-Density Residential) to H-M (Hospital-Medical).
2. The City Council can deny approval of this request to rezone property located at
120 East 12th Street from R1-6 (Low-Density Residential) to H-M (Hospital-
Medical).
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3. The City Council can modify this request for rezoning of property located at 120
East 12th Street and recommend approval of the modified request.
4. The City Council can table this request and refer it back to City staff and/or the
applicant for additional information.
MANAGER'S RECOMMENDED ACTION:
It is the recommendation of the City Manager that the City Council adopt Alternative #1.
This will approve the request to rezone property located at 120 East 12th Street from R1-
6 (Low-Density Residential) to H-M (Hospital-Medical).
The property owner needs to understand that the following items will be part of the
site plan approval for the proposed parking lot:
1. A remote parking agreement be executed prior to the issuance of a building
permit for construction of a parking lot; and
2. The applicant is required to comply with the Screening and Buffering
requirements for the proposed parking lot as specified in Section 29.21(5)(b)
of the Zoning Ordinance.
Attachment
h\bpo\,caf\h-m.523
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EXISTING LUPP CITY OF AMES
0 SUBJECT AREA Prepared April 20, 1995
by the Department of
H HOSPITAL MEDICAL Planning and Housing
RL RESIDENTIAL LOW DENSITY
RM RESIDENTIAL MEDIUM DENSITY
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