HomeMy WebLinkAboutA004 - Council Action Form dated November 10, 2015 ITEM # 25
DATE 11-10-15
COUNCIL 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 13th 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
(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 for the text amendment 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 a
common property line with the McFarland Clinic. 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 significant foot traffic between them. Mary Greeley Medical
Center (MGMC) is seeking to make improvements to the north entryway 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 leads 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 are various options to
modify the wording of a text amendment 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, the language could be focused on integrated
sites.
Staff proposes 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.
Minimurr 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
The Pla ining and Zoning Commission reviewed the proposed text amendment at its
October 21, 2015, meeting. The Commission recommended the Council adopt the
proposed text amendment on a 6-0 vote.
ALTERNATIVES:
1. The City Council can adopt the proposed amendment to the side yard setbacks for
the -HM zoning district for the west side of Duff Avenue in the S-HM zoning district.
2. The City Council can adopt alternative language for side yard setbacks for all of the
S-HNI zoning district.
3. The ity Council can decline to adopt the proposed setbacks for the S-HM zoning
distri t.
CITY MANAGER'S RECOMMENDED ACTION:
The pr posed zero setback amendment solves the immediate issue for the
MGMC/ cFarland. 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
2
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 City Manager that the City
Council act in accordance with Alternative #1 and, thereby, adopt the proposed
ordinan e.
3
_-tfu Date., March 26,2013
Text Ameadment to the Zoning Ordinance
Applicatloti Form
(ni is ferni must be fi I I ed out completely bcforc your application will be accepted.)
I, General Description of Affected Property(ies)(attach, It lengthy):
Those properties that lie within the Hospital-Medical District(S-HM).
2, Applicant: Mary Greeley Medical Center
Busiriess:
Address: It I I Duff Ave. Ames Iowa
(Street) idifij (State) (zip)
Tele)hone: 515-239-2105
(Business) (Fax)
3. Con act Person: Scott T. Blum. AIA
Busi cress:_ Accord Architecture Company
Addiiess: 1601 Golden Aspen Dr., Ste 103, Ames, Iowa 50010
......——-------------
(Street) (State) (zip)
(City)
Tel, hone: 515.663.964 3 5151663,9644
(Home) (Business) (Fax)
E-m it addrew _Scott@iccordarch-com
1(11 7)certify that 1(we)ans(are)funjiliar with applicable sta tee and local codes and ordinances,
the rocedural requirements of the City of Art es.and have submitted 411the required information.
Sigped by: Date:
Applicantl
L, 'hider, Vice Presich--rit
Mary Greeley Medical Center
Print Name
4
"'Accord
Thectare,
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IN'is. Di V(Y,.", Cir;Clerk
Cite'of Asrae:
515 Clark A e st
Arises, 0""a'50010
�,"tT T: Mary Greeley Medical Center
Request for Zonist2; ZeYt Ara ndntetu to Zane =-HM
Dear . V oss,.
On be w 1 of Mary Greeiev Medic11 Center, we are requesting an amendment to the text w id"iil Use Cir'*
of. Zo titx tJrditran_-, Chapref '_4.1001 that describes the setback di mrce for interior lot lines in
the Ho,pitai-Nietical District i'S-HM), car request of the cite council is to all(YW the reduction of the
setback dZialre to zero{building growth to the interior Property lime i tw•ithins the distrsm thus
a11ow�,,¢liar' Greelev Medical Center to cosastfIXT an entranze vestibule cars the north side of the
n dic, ycenter's a isdng North Addition that does not violate the setback require ieum, Notice that
this is a request for-rem serlracks on interior of tim-street property lilv's€only, Please allow me to
prow,' a little background on the,reason for this request Ln the follow-ills paragaphs.
In a tissu s effort to unpaer e patzerat and public mfer
y*at the h0spit,11 campus at I111 muff Avenue
its Ami s, Mary C*reeiev Medical Cewet .c(l.iGNIC°} would like to con tract an enclosed v stibllle ass the
north r ide of the hospital, Please refer to the attached illustration,,. Currerft v. there are exterior stairs
a i arnp at(his location exposed to rain,. 'no',%'and ice nnkinf this dzap-off and pickt-up point for
patient.potenw-div shppevv, This stair and rantp ale part of the North.Addition project that was
con,,m red V;she hospital ut 2C)OI, in an a reeattera w th McFarland Clinic at that ti".the stair and
rarnp=ere conistrwred over'the line that plits the tivo properties, ritt#s a:lak:ng a portion of the NIGNIC
imprmentents(ramp, stair, retaining walls grad ct -r�,ardl oa the MrFar:and proper,,,. Further. an
enclor d hail.x, of link—bevm mi the two briUdfn?s wm,also corotructed at that time. An ea--mem
was es iblishedFbetween the two organizations on April 1, ?001 in order to male this possible_ A
variw %,.•as graalted by the cir.-at that time as wvell to aliox the coruwtion of the two buildings.
5
i14GMC Z-oning Text Aniendniew Reqve,,t
Pale 2
Sep teml ker 1b, 20
The cut rent i=11 ertlrAnce ser,'e,', -Alvir the limpiial calls, the-North Addition" and.,,ptiniarih.used a,,
a inedical office building hmiing MGMC!,evvices such as radiation oncoloo-v aid Cie Diabetes
Educati Yq and Nutrition Center. Hospital Information Management,External Relations mid leased
!;pace M?McFadmid Clmic cardiolon- 'Xld OW010g<'Clifticr, If MG-NIC is allowed to construct the
propost d vestibule. it Ix-Mild extend Mvr tl*p roperv;line and enclose the stairs at this location, tl=
rialafig thisentrance much safe.,. MG CSC'is also considering enclosing or providing a ranop'v roof
va,r ft ramp as part of this project, but that decision has not been made.
On Sep miber 9.2015, represenrative-, fion't Accord Architecture and MG MC met with zoning and
&L-,pectl= stiff merabef-,at the C1,v of Ames. As mi outcome of that meeting, Mr.Charles Kuester. a
pj=ief with the Ciry of Anw.. indicated that I may fornvi2y request a text=*udnvnt in this letter to
initiate the process of consideration and possible approval. Plea wcoauideftlii,important text
amendment. thw, aUoivjq a much safer entrance to die hospiraj. Tharik,=for corusiderm-0 this
ptopowl. VVe are eager to work with the C irrr of Ames to receive approval for OUS protect, Much we
plan to publictv bid this ureter.
Sdricere K%
AC'CaJZD ARCHITECTURE COMPANY
.011
By.
Scott T-Muni, AL4.LEED AP
President
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