learn about the mercy-forest park zoning issue
TRANSCRIPT
Properties Currently Owned By North Iowa Mercy Health Center Inc.
Cerro Gordo County Tax Records
4th ST. SE
12t h S T. NE
4th ST. SW
12t h S T. NW
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Legend
Stream Line
Railroad Primary Line
Lakes Primary
Zoning Districts
Z1 Agricultual District
Z2 Sub-Urban District
Z3 General Urban District
Z4 Multi-Use District
Z5 Central Business Distrcit
Z6-R Restricted Industrial District
Z6-O Open Industrial District
Z7 Specific Use District
City of Mason CityZoning Map
Effective July 1, 2010
T itle12-1-7 O f the M unic ipa l C ode
C ity C lerk Date
Approvals
A ttested:
M ayor Date
O rd. No. Date Change
11-19 October 18, 2011Z2 to Z3
12-02 Febrary 7, 2012 Z2 to Z3
Am endm ents
What is Zoning?
“Theoretically, the primary purpose of zoning is to segregate uses that are thought to be incompatible. In practice, zoning is used to prevent new development from interfering with existing residents or businesses and to preserve the "character" of a community.” from Wikipedia http//en.wikipedia.org/wiki/Zoning
Historic Neighborhoods
Count
Mason City has some unique landmarks and areas of architectural significance. In recent years, and through much hard work of local citizens, these landmarks have been a part of local revitalization and enthusiasm in the community. The Forest Park neighborhood is an example of the craftsmanship of an important era in this city. The homes and tree lined streets that stand today bring a special character to the area surrounding Mercy Hospital.
The subtitle of this newspaper article reads, “Although dominated by a hospital that is Mason City’s largest employer, a wooded setting and unique mix of distinctive homes continues to make Forest Park one of the city’s most charming neighborhoods” In more recent years, the hospital and neighborhood have struggled, at times, to coexist.
What does this have to do with Zoning?
Wikipedia says, “Theoretically, the primary purpose of zoning is to segregate uses that are thought to be incompatible. In practice, zoning is used to prevent new development from interfering with existing residents or businesses and to preserve the "character" of a community. Zoning is commonly controlled by local governments such as counties or municipalities, though the nature of the zoning regime may be determined or limited by state or national planning authorities or through enabling legislation.“
In short, zoning is a process cities undertake to provide for business interests and protect the home investments and quality of life issues of residents.
The City has an obligation to let businesses and residents know about long-range plans for land use.
One of these is mechanisms called the Comprehensive Plan.
Some people have pointed out that the Comprehensive Plan does not contain very much information regarding Mercy Hospital’s long term expansion plans. And, in a 1992 report, the city mentions this is problematic.
This is chapter six of the current Comprehensive Plan. It also references a lack of information from “the hospital district”.
An excerpt from the 2006 Comp Plan regarding the Hospital District/4th Street
As a primary economic generator for the community, the Mercy Health Center’s growth and development needs must
be considered a priority. This growth has, over the decades, placed pressures on the adjoining residential areas north of 4th Street, as well as commercial development pressure on properties along the south side of 4th Street. This section of the corridor is currently dominated by single-family dwellings, as shown on Map 6.5. This redevelopment pressure has
manifested itself recently in the demolition of numerous residential properties to accommodate a drug store between Tyler and Van Buren Avenues. While this development occurred at the east end of this hospital/4th Street district, further commercial redevelopment pressure will continue on 4th Street frontage properties between Tyler Avenue and Fillmore Avenue.
The City’s 1992 Comprehensive Plan, as well as this document, recommends the redevelopment of this corridor frontage to commercial use. However, the appropriate depth of that commercial redevelopment is not determined. In addition, there are access and street
connectivity issues that should be dealt with to ensure that the new development has adequate access while not overly impacting 4th Street through traffic or the residential neighborhood. Also, the protection of the remaining residential development to the south from the impacts of the commercial development and its traffic should be
considered. For these reasons, it is recommended that a master plan for the development of this corridor be undertaken and that an appropriate zoning mechanism be established to insure that the recommendations in the master plan to deal with these serious issues are implemented.
12-1-3: INTERPRETATION OF STANDARDS
Whenever the requirements of this title are in any way in conflict with the requirements of any other lawfully adopted rules, regulations, ordinances, deed restrictions or covenants, the most restrictive, or that imposing the highest standards, shall govern. (Ord. 10-003, 1-19-2010, eff. 7-1-2010)
Mason City Zoning Ordinance
12-1-4: RELATION TO COMPREHENSIVE PLAN:
It is the policy of Mason City that the enforcement, amendment and administration of this title be accomplished with due consideration of the recommendations contained in the Mason City comprehensive plan as developed and amended from time to time by recommendation of the planning and zoning commission and approval by the city council.
The city council recognizes the Mason City comprehensive plan as the policy to regulate land use and development in accordance with the policies and purpose set forth herein. (Ord. 10-003, 1-19-2010, eff. 7-1-2010)
Ist St SW - CurrentCurrent City Street
It is very hard to look at a project on a flat piece of paper and know how it translates into the finished project.
Proposed Site Plan - Phase 2 Plan
Planning and Zoning Commission Staff Memorandum-Continued
Planning and Zoning Commission Staff Memorandum-Continued
MANY RESIDENTS DO NOT AGREE WITH FINDINGS OF THIS REPORT.
Minimum Area Impacted By Rezoning
Mercy LocationsCHANGE OF ZONING CHECKLISTLand Use Needs and Balance8. Is there an additional site for the suggested use that would eliminate the necessity for rezoning?
City Council Memo, September 4, 2012 from City Planner
The Change of Zoning Checklist the city uses as a guide can be found on the Forest Park Facebook page.
Traffic FlowCHANGE OF ZONING CHECKLISTPractical Questions of Development of Site11. Would granting the rezoning request create or worsen traffic problems?
City Council Memo, September 4, 2012 from City Planner
It’s worth noting that the drop in traffic volume would be on the street conveyed to Mercy Hospital. It is not mentioned here, but impacts would be felt on surrounding streets.
Imagine this within 35’ of your home’s backyard?Commercial loading facilities - Does the introduction of a commercial alley and loading zone in the historic Forest Park Neighborhood align with a Comprehensive Plan?
Example of a commercial loading dock
What you can do:• Call or write your City Council Representative• Call or write Mercy Hospital and Trinity Health• Attend the next City Council meeting, September 18,
to show your support or make your voice heard.
You can find more information on the Forest Park Facebook page https://www.facebook.com/#!/forestparkneighborhood or by contacting [email protected].
www.Masoncity.net posts meeting agendas and meeting minutes. You can also find contact information for your City Council representative and other city officials.