2002-17 REZONING PROPERTY - 2200 NORTH UNION STREET

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� Page 3 of 4 Decatur Memorial Hospital Parking Areas Planned Unit Development Apri14, 2002 sidewalks and the curb of the parking lots varies from four feet to eight feet. This section contains a hedge serving as a headlight screen for the adjacent parking lots. STAFF ANALYSIS 8. The rezoning request for the parking area(as well as a small portion of the south half of the former Hay Street right-of-way)will bring the parking area into conformance with the zoning of the property that it serves. Since the rezoning request is followed by a PUD, it may only be used for parking unless an amendment to the PUD is approved by the City Council. 9. Section XXI.C. of the Zoning Ordinance outlines the considerations the Plan Commission must take into account when making a recommendation on a Planned Unit Development: a. Is the PUD compatible with the character of the surrounding area? The parking lot and street development constitutes another advance by DMH in this neighborhood. This area is dominated by DMH and associated uses. Both the parking area and the improvements to Hay Street are compatible with the established land uses. b. What is the effect of the PUD on the immediate area? Landscaping and screening are used to minimize any effects on surrounding single family homes. The improvements to Hay Street will make this four-lane street much more attractive. It appears that the PUD will not have a negative effect on the surrounding area. c. Are requested exceptions to zoning standards warranted by the provision of superior design or extra amenities? There are no variances to the Zoning Ordinance requested in this PUD. d. Is the PUD in accordance with the Comprehensive Plan? The Comprehensive Plan shows the parking area as within a residential zone. However, the Comprehensive Plan in 1990 did not anticipate the growth of DMH and its associated businesses. A future revision of the Comprehensive Plan will likely lead to a change of designation of future land uses in the DMH area. e. Are existing and proposed streets adequate to handle the anticipated traffic? The existing streets, as well as the local street network on land owned by DMH, are adequate to handle the traffic generated by the growth of the hospital. Narrowing Hay Street to two lanes with left turn lanes is justified by the actual and expected traffic counts along the street. f. Are existing and proposed utility systems adequate to handle the proposed development? No new water or sanitary sewers are needed as a result of this project. The capacity of the detention basin just east of the proposed parking lot was designed in anticipation of the amount of impervious surface now requested. STAFF RECOMMENDATION 10. Staff recommends approval of the request to rezone the parking area at 2200 North Union from R-3 to O-1 11. Staff further recommends approval of the O-1 Planned Unit Development for the parking area and the former Hay Street right-of-way. The PUD request meets the considerations enumerated above.