HomeMy WebLinkAboutA001 - Commission Action Form dated October 21, 2015 ITEM # 8
DATE 10-21-15
COMMISSION ACTION FORM
SUBJECT: ZONING TEXT AMENDMENT FOR SIDE SETBACKS IN THE S-HM
(HOSPITAL-MEDICAL) DISTRICT
BACKGROUND:
The Hospital Medial Zoning District (S-HM) is a special zoning district unique to the area
of Duff Avenue and 13'" Street. The Mary Greeley Medical Center (MGMC) (1111 Duff
Avenue) and McFarland Clinic (1215 Duff Avenue) are located in the S-HM zoning
district along with other properties along the east side of Duff. (Attachment A Zoning
Map).
MGMC is seeking a text amendment to allow a zero setback for interior lot lines, that is,
lot lines that abut a similarly zoned lot. Side yard setbacks in the S-HM District are
currently based on number of stories (e.g. 8 feet for 2 stories; 10 feet for 3 stories, 12
feet for 4 stories, etc,). The proposed amendment would not change setbacks for front
yards (areas along streets) or when adjoining a residentially zoned property.
The application from MGMC is attached, as is their letter to the City Council requesting
the initiation of the text amendment. The motivation for the change is to allow for
modification to the MGMC entrance located along the McFarland Clinic property line.
These two buildings are currently attached through an above-grade corridor because of
a variance to setbacks approved by the zoning board of adjustment in November, 2000.
Because of the close physical proximity and operational relationship between these two
medical facilities, there is a lot of foot traffic between them. Mary Greeley Medical
Center (MGMC) seeks to make improvements to a north entry way that would include a
covered vestibule to promote safety and comfort in inclement weather. This vestibule
would cross the property line onto McFarland Clinic, which supports the construction of
the vestibule and the text amendment. A variance was not pursued as it is difficult to
make the findings about the hardship that would occur if no expanded vestibule were to
exist. The desire for the vestibule expansion lead to the text amendment to allow for the
change.
Staff agrees that for integrated sites, such as MGMC and the McFarland Clinic, the
distinction of side yard setback is not essential to the character or function of the two
lots. Staff believes changing the setback standard for this type of use is appropriate.
To accomplish this goal of allowing for integrated sites there is some discretion in the
wording of allowing for a zero setback. Side yard setbacks could be removed in their
entirety for all properties in the S-HM and treat the S-HM as a standard commercial
zone. Alternatively, or the language could be focused on integrated sites.
Staff propose that this zero setback be applied only on the west side of Duff
Avenue. Although the east side of Duff Avenue is similarly zoned, the lot patterns and
numerous smaller buildings may make the application of this change more problematic.
On the west side of Duff Avenue, both the lot sizes and building sizes are considerably
larger, limiting the number of lots to which this can be applied.
Staff proposes adding the following language to Table 29.1001 (3). New language is
shown in bold underline, existing in normal typeface.
Minimum Principal Building Setback:
Front Lot Line 25 ft.
Side Lot Line 8 ft. for 2 stories;
10 ft. for 3 stories
12 ft. for 4 stories
2 additional feet for each additional foot
-except-
0 ft. for common lot lines of S-HM
zoned parcels on the west side of Duff
Avenue.
Rear Lot Line 20 ft.
Corner Lots Provide 2 front yards and 2 side yards
ALTERNATIVES:
1. The Planning & Zoning Commission can recommend that the City Council adopt the
proposed amendment to the setbacks for the S-HM zoning district.
2. The Planning & Zoning Commission can recommend the City Council decline to
adopt the proposed setbacks for the S-HM zoning district.
3. The Planning & Zoning Commission can recommend alternative language for the
proposed setbacks in the S-HM zoning district.
RECOMMENDED ACTION:
The proposed zero setback amendment solves the immediate issue of the
MGMC/McFarland. Although the zoning board of adjustment granted a variance for a
similar request in 2000, it is unclear whether the variance criteria could be met for this
particular request. Allowing connections between these two major health care centers
provides convenience and safety to patients and staff of an area that functions as an
integrated campus. Staff recommends limiting the amendment only to the west side of
Duff Avenue. Therefore, it is the recommendation of the Department of Planning
and Housing that the Planning and Zoning Commission act in accordance with
Alternative #1.
2
Effective Date: March 25,2013
Text Amendment to the Zoning Ordinance
Application Form
(This forma must be filled out completely before your application will be accepted,)
1. General Desc6ption of Affected Property(les)(attach,if lengthy):
Those properties that fie within the Hospital-Medical District(S-HM).
2. Applicant- Mary Greeley Medical Center
Businc:ss,
Address. 1-111 Duff Ave. Ames Iowa 50010
(Stroct) (City) (State) (Zip)
Telephone, 515-239-2105
(Home) (Business) (Fax)
3, Contact Person: Scott T_Slum,AIA
Business- Accord Architecture Company
1601 Golden Aspen Or.,Ste 103, Ames, Iowa 50010
Address: (City) (State) (zip)
Telephone: 515-663-9643 5151663-9644
(Horne) (Business) (Fax.)
E-mail address.- scott@,accordarch.coni
I(lfo)certify that 1(We)am(are)japiffflat wia,applicable state and local codes and ardinancel,
the pracediind requiremients of the Q.1,ofelvies,and have submiardall the requirad information,
Signed by: —Date:
Applicant(s)
Lynn Whi'sfer,Vice President
Mary Greeley Medical Center
Pflnt Name
Effective Date; March 25,2013
Text Amendment to the Zoning Ordinance
Checklist
(This form must be filled out completely and the required inform.atiot) must be
attached to this form before your application will be accepted.)
The following information is required as part of the submittal of a request fore Text
Amendment to the Zoning Ordinance. Please attach your answers to each item,
91�written explanation of the reasons for the zoning text amendment.
-
See attached letter to City of Airnes C:it�v Clerk, dated'-"i ,1 1
dA general description of the property(les),zones,andfor areas that will be affected by
the zoning text amendment -IhCx'-,'6 ifl'fln th', p taW' Ct
in Particular NICI 'na -:enter'
(2(A written explanation of the consistency of this zoning text amendment with the Land
Use Policy Plan. .i, P&Z
existing ordinance language tor consideration, I'z Fx')se"d
'v C ktanney
Proposed ordinance language for consideration.," M a k
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Ames,IA 5CO10
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Nfs.Diane foss,City Clerk
City of Allies
515 Clink A%m;e
Antes, Iowa 50010
SUBJECT: Mary Greeley Medical Center
}eQuest for Zoning Teat Amendment to Zane S-14M
Dear ifs.'Foss,
Chi behaa:f of Mann Greeley Medical Center,the are regv:estin-an amendment to the text within true City
of Axnes toting C>rdinanee,Chapter 29.1.001 that describes the setback distance for interior lot lines in
rite Hospital-Medical District(S-PM), our request of the city council is to allo"tt&reduction of the
setbacl.distance to zero(buil(ling growth to the interior property line)within the S-IDai district, dins
allesmy g Mary Greeley Medical Center to construct an entrance vestibule on the north:side of the
medicil center's existuig Novh Addition that does riot violate the setback requirements. Notice that
t_sis is a request for zero setbacks on interior or non-strut property fixes only. Please allo.� the to
provide a little background on The reason for this request in the following paragraphs.
Bi;'a continume effort to miprtrr-e patient and public safe•at the hospital campus at 1111 Doff Avenue
An>es.Ma.-;C elev Nfedical Center(NIGNIC).would like to constrwt an enclosed vestibule on the
Borth side of the hospital. Please refer to thee attached illustrations. Currently, there sue exterior stairs
atl a rarip at tiffs location exposed to rain, snci.,N,and ice making this drop-off and prck-up point for
patients potentra.l,' slipper. This stas r andfwnp are part of the Nm-ffi Addition protect that was
constructed by the hospital.in 2001. In an agreement with McFarland Clinic at that tines, the stair and
ramp;xvere constructed osier the line that splits the rvo properties, thus nmking-a portion of the NIGMC
improvements(ramp, stair, retaining walls and cotutxlard)on€-McFarland propel. Fttrthrr,out
enclosed ha:1 a,F or -link,-bemwa the two buildings was also constructed at that time. An easement
was established beuxeen the two organizations on April 1, 2001 in order to make this possible.. A
�,-arimice was 9rinted the ciry at that tine as%veu to allo,the connection of the Emm buildings-
5
M GMC Zoning Text Amendment Request
PaLye
z September 16,2015
The current north entrance serves what the hospital ca'Us the`Now addition" and is prim lily used as
a inedical offire building imsing NIGNIC sevdces such as radiation omoloT.-and t1X-Dialletes
0
Education and Nutrition.Center,Hospital Information Management,Et ternal Relations and leased
space by McFarland Clinic cardiolo.7. and,oncolo'-1,'clinics. If N11GMC is allowed to cons"tiuct the
proposed vestibule, it ,�,Ould extend over the property litie and enclose the cram at this location, thus
inaking dais entrance much safer. MGMC is also considering enclosm-or pm%idu--a canopy roof
over the ramp as part of this project,but that decision has not been niade.
On Sepzernbec q, 2015, representatives from AccoTd Architecture and MGNIC met w%iTh.zoniqg and
in pectjons staff meanbers at the City, of-Ames. As an outomme of that meeting,Nir.-Omles Kuester. a
planrLer with the City,of:'castes, indicated that I may formialtv request a text amendment in this letter to
LniTiate the process of consideration and possible approval. Please consider this Unporranr text
an-lendmenr r hani, u f otu in- this
_ 1w,anDwL,1Z a much safer entrance to the hospital- T ,you for c ider -
proposal. We are,elder to watk with the Ciry of Ames to receive app.-mal for this project,which we
plan to publiclz;bid this wiauer-
Smcrtel,,
ACCORD ARCHITECTURE COMPANY
By
Scott T.Blum,ALk, LEED.,kP
Prezidew