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Home My WebLink AboutA006 - Council Aciton Form dated September 26, 1995 ITEM #: 0 DATE: 09/26/95 COUNCIL ACTION FORM SUBJECT: PUBLIC HEARING TO CONSIDER THE REZONING OF PROPERTY LOCATED AT 115 EAST 11TH STREET, 121 EAST 11TH STREET, 1103 CARROLL AVENUE AND 1107 CARROLL AVENUE FROM R1-6 (LOW-DENSITY RESIDENTIAL) TO H-M (HOSPITAL-MEDICAL) WITH A ZONING AGREEMENT TO IMPLEMENT THE H-M HOUSING POLICY. ACTION FORM SUMMARY: This is a request to rezone four (4) lots to H-M (Hospital- Medical) for the purpose of future medical development and to create an alternative means of access to Duff Avenue by way of East 11 th Street. The Department recommends approval of the rezoning request with the stipulation described in this report. BACKGROUND: The applicants are requesting that the City rezone .73 acres (31 ,884 sq. ft.) from R1-6 (Low-Density Residential) to H-M (Hospital-Medical) at 115 and 121 East 11 th Street and 1103 and 1107 Carroll Avenue. The legal description for this property is as follows.- Lot 9, Block 8, Sunrise Addition (115 East 11th Street) • Lot 8, Block 8, Sunrise Addition (121 East 11 th Street) • Lot 7, Block 8, Sunrise Addition (1103 Carroll Avenue) • Lot 6, Block 8, Sunrise Addition (1107 Carroll Avenue) The applicants propose to expand the Iowa Eye Care Physicians building at 1108 Duff Avenue and create additional off-street parking spaces on the property at 115 East 11 th Street. This property will also provide an access to 11 th Street from the Iowa Eye Care Physicians Clinic at 1108 Duff Avenue and will be used as an area for additional off-street parking for the clinic. This will require the removal of the existing single-family dwelling at this address. Development of the other three (3) properties will occur at some point in the future. Prior to redeveloping these properties, the property owners must comply with the H-M (Hospital-Medical) Housing Policy in the Land Use Policy Plan. The applicants have already complied with the H-M (Hospital-Medical) Housing Policy for the property at 115 East 11 th Street. This requires that the property owner(s) make a "reasonable attempt" to relocate the house. The City Council acknowledged this effort at their meeting on August 22, 1995. The "reasonable attempt" to relocate the house at 121 East 11 th Street and 1103 and 1107 Carroll Avenue has yet to occur and will be a requirement of an agreement as part of a contract rezoning for this property. ANALYSIS: Zoning District. The subject property has been zoned as R1-6 (Low-Density Residential) since 1994. Prior to that time, the subject property was zoned as R-2 (Low-Density Residential). Existing Land Use/Zoning. PROPERTY LAND USE ZONING Ffubct Properties: East 11th Street S.F. Residential R1-6 (Low-Density Residential) East 11 th Street T.F. Residential R1-6 (Low-Density Residential) 1103 Carroll Avenue S.F. Residential R1-6 (Low-Density Residential) 1107 Carroll Avenue S.F. Residential 191-6 (Low-Density Residential) North of site Medical H-M (Hospital-Medical) Vacant H-M (Hospital-Medical) S.F. Residential R1-6 (Low-Density Residential) East of site S.F. Residential R1-6 (Low-Density Residential) South of site S.F. Residential R1-6 (Low-Density Residential) West of site I 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.1. 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. 2 • 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. (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 the 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 are adequate to serve the proposed development. Water: • 4-inch water main on East 11 th Street • 6-inch water main on East 11 th Street • 10-inch water main on East 11 th Street 3 Sanitary Sewer: • 8-inch sanitary sewer main on East 11 th Street • 8-inch sanitary sewer main on Carroll Avenue Storm Sewer: • 42-inch storm sewer main on Duff Avenue Electric: Electric service will be provided by the City of Ames, which is adequate. Access/Traffic Impact. Rezoning of the property at 115 East 11 th Street will provide an alternate means of access for the Iowa Eye Care Physicians Clinic at 1108 Duff Avenue. This access would provide a safer means of access to Duff Avenue for the patients of the clinic since they would enter onto Duff Avenue at an intersection controlled by traffic signals. This is preferable to accessing Duff Avenue from the clinic's existing driveway on Duff Avenue. 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 street. A buffer not less than fifteen (15) feet in width shall be maintained abutting the H-M side of the street right-of-way. This landscape buffer will be required at the time of redevelopment of the property at 1103 and/or 1107 Carroll to a medical land use. H-M (Hospital-Medical) Housing Policy. The Land Use Policy Plan (LUPP) requires that the property owners comply with the H-M Housing Policy for the H-M zoning district as a condition to the approval of a request to rezone the property to H-M (Hospital-Medical). This policy is implemented by using "contract zoning", which requires that the property owners sign a "Zoning Agreement" that assures they will comply with the H-M Housing Policy, including that a reasonable attempt will be made to relocate the house prior to development of the property. STAFF COMMENTS: City staff recommends approval of the request for rezoning with the following stipulation: A. The property owners must sign a Zoning Agreement to comply with the H-M Housing Policy prior to the public hearing for the rezoning. 4 The Planning and Zoning Commission reviewed this request at their meeting of September 6, 1995 and recommended that it be approved with the stipulation that the owners sign a Zoning Agreement to accomplish the H-M policy. ALTERNATIVES: 1 . The City Council can approve the request to rezone property located at 115 East 11 th Street, 121 East 11 th Street, 1103 Carroll Avenue and 1107 Carroll Avenue from R1-6 (Low-Density Residential) to H-M (Hospital-Medical), with the following stipulation: A. The property owners must sign a Zoning Agreement to comply with the H-M Housing Policy prior to the public hearing for the rezoning. 2. The City Council can deny approval of the request to rezone property located at 115 East 11 th Street, 121 East 11 th Street, 1103 Carroll Avenue and 1107 Carroll Avenue from R1-6 (Low-Density Residential) to H-M (Hospital-Medical). 3. The City Council can approve this request for rezoning of property located at 115 East 11 th Street, 121 East 11 th Street, 1103 Carroll Avenue and 1107 Carroll Avenue from 131-6 (Low-Density Residential) to H-M (Hospital-Medical), with modifications. 4. The City Council can table this request and refer it back to City staff and/or the applicants 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 115 East 11 th Street, 121 East 11 th Street, 1103 Carroll Avenue and 1107 Carroll Avenue from R1-6 (Low-Density Residential) to H-M (Hospital-Medical), with the following stipulation: A. The property owners must sign an agreement to comply with the H-M Housing Policy prior to the public hearing for the rezoning. Attachment h\bpo\caf\harms.926 5 EXISTING ZONING INFOCAD 0 SUBJECT AREA GIS MAP Prepared August 21, 1995 by the Ames Department 111-6 LOW DENSITY RESIDENTIAL of Planning & Housing R-3 MEDIUM DENSITY RESIDENTIAL M HOSPIT AL MEDI CAL L �..>..;:::. I w Lj I I Q w Q Q I I I E:. J TWELFTH ST H =M I I o ' 0 LL- cn I E. ELEVENTH ST. I I I J _J - - -S.T.- - - o TF, U i I i I EXISTING LUPP INFOCAD 0 SUBJECT AREA GIS MAP Prepared August 21, 1995 by the Ames Department H HOSPITAL of Planning & Housing RL RESIDENTIAL LOW DENSITY RM RESIDENTIAL MEDIUM DENSITY ALA w w w Q Q E. TWELFTH ST. LL- LL- T-I I cn 0 0 E. ST. J J T. o R L w Q 3 Q X U -::Z: EXISTING LAND USE INFOCAD SUBJECT AREA GI,S MAP Prepared August 21, 1995 C� SINGLE-FAMILY +_ f: VACANT by the Aimes Department of Planning & Housing DUPLEX :,,,::::.•,:. PUBLIC MULTI-FAMILY MEDICAL Ll i / i ! i <'ii E. 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