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HomeMy WebLinkAboutZ-5122 Staff AnalysisJ January 3, 1989 SUBDIVISIONS tem N o . 6 NAME: Fire Station No.'10 Conditional Use Permit (Z-5122) LOCATION: The northeast corner of ........ Kavanaugh Boulevard and Harrison Street (5220 Kavanaugh Boulevard) OWNER/APPLICANT: City of Little Rock/Wendell .................................. ........................I................... Jones PROPOSAL: To construct a one-story, 2,408 square feet addition (18 feet in height on the north side of the addition ultimately reaching the 35 feet height of the existing building) to an existing two-story, 3,493 square feet fire station with eight parking spaces (including one handicap) on 0.32 + acres of land that is zoned "R-2." ORDINANCE DESIGN STANDARDS: 1. Site Location Adjacent to a collector street (Kavanaugh Boulevard) and a residential street (Harrison Street). 2. Cempat i b I i ty wi th_ Nei..ghborhood The site contains an existing fire station and is abutted by single family to the north (rear yard relationship); single family and commercial to the south (side yard relationships); commercial and office to the east and single family to the west (front yard relationship). The proposed addition has been designed (facade and orientation) in such a way as to minimize the impact on the adjacent single family property to the north. The Staff feels that the proposed use will be compatible with the surrounding area. 3. On -Site Drives_ and _P.arking The plan contains two points of access (one on Harrison Street - the two fire trucks will use this as ingress and egress, and one access on Kavanaugh) and eight parking spaces (includes one handicapped). January 3, 1989 SUBDIVISIONS tem No. 6 (Cont inued)____.__. 4. Screening and. Buffers ............................... The applicant has submitted a landscape plan and is proposing to use an existing wood carport screen and a screening fence along the north property line. 5. Ana I._ys i.s The Staff feels that the applicant has made an effort to make the proposed addition compatible architecturally as well as structurally (placement) which will result in a reduced impact of the expansion on the surrounding area (see note #2). The proposal will, however, necessitate a side yard variance of 218" (8 feet required in "R-2," 534" provided). The proposed side yard variance is adjacent to a commercial strip center and should not have a deleterious impact. 6. C i t y Eng i. nee. r. Comments. Repair existing sidewalk on Harrison Street, as needed. 7. Staff Recommendation Approval as filed. SUBDIVISION COMMITTEE REVIEW: The applicant was present and stated that the station would have only one company (4 men and 1 truck) even though the station had room for two trucks. The applicant also stated that the drying tower would be approximately 37 feet in height (35 feet height for building) and be located on the southeastern front of the proposed addition away from the nearest residential area. PLANNING COMMISSION ACTION: The applicant was present. There were objectors present. The Staff stated that the application was for an expansion of an existing fire station and that its design resulted from a meeting with the "neighborhood" and their desire to preserve the existing station. The Staff then recommended approval as filed. Staff also stated that they had received a letter from Dr. Charles Field of 2004 North Harrison Street opposing the conditional use permit. January 3, 1989 SUBDIVISIONS Item. No. 6 (Continued.) Wendell Jones, of Little Rock's Human and General Services Department, and Fire Chief Webb spoke as representatives of the City and stated that the current design resulted from an August 1, 1988 meeting with the "neighborhood" and that only one truck would be stationed at the facility. Dr. Charles Field spoke in opposition to the proposal. He stated that he had been out of the country when the August 1, 1988 meeting occurred and that he was totally opposed to the new design, primarily because the truck would be exiting onto a residential street (Harrison) directly in front of his property. Dr. Field also stated that the use of North Harrison instead of Kavanaugh would present a traffic hazard and a noise problem (siren and horn). Finally, Dr. Field stated that this proposal would eliminate some on -street parking on Harrison Street. Mrs. Carol Gross (5301 Stonewall) also spoke in opposition to the proposal. Mrs. Gross stated that having the fire truck exit onto Harrison would present a safety problem, reduce on -street parking and cause noise problems due to the many fire runs occurring during both night and day. A lengthy discussion ensued. Terry Rasco and David Sargent, architects for the proposal, spoke at length about the design. They basically stated that the proposed design was the best that they could do and meet the requirements of the Fire Department and maintain the character of the existing building. Dr. Field stated that he was told that the fire truck would have to back down Harrison Street, and both he and Mrs. Gross stated that the number of runs were at least three or four per day. Fire Chief Webb stated that he didn't think that the truck would have to back down Harrison Street to enter the station and that he thought that the station averaged one or two runs per day. Finally, Mr. Craig Berry (5219 Stonewall) stated that he was not necessarily opposed to the proposal but was concerned about the possible future expansion of the building to the north. January 3, 1989 SUBDIVISIONS t.em. Nv .. 6 (Con.t..i..n.ued...). A discussion ensued over the language in the bond issue that provided funds for the project. Some Commission members felt like the issue was a question of policy and would be better handled by the Board of Directors. The objectors were told that they could file an appeal to the City Clerk within the next thirty days. The Commission then voted 8 ayes, 0 noes, 2 absent and 1 abstention (Nicholson) to approve the application as recommended by the Staff, reviewed by the Subdivision Committee and agreed to by the applicant. ' -*r.A.:.�aq•s�•.r p!ti �'r'r.[�_'�M1�IPY.°'.-� ... .i•-:c-!"�llRl]'?;Y'C.rRr•.:e;'rSy-. .�•w„fir n7u2y.�W.T��, . �,. •- ;•y���.;i'�:bTi-: 1. Meeting Date: January 3, 1989 2. Case No.: Z-5122 3. Name/Request: Fire Station No. 10 Conditional Use Permit 4. Location: 5220 Kavanaugh Boulevard 5. Owner/Applicant: City of Little Rock/Human and General Services Department, Wendell Jones 6. Existing Status: Fire station on property zoned "R-2" 7. Proposed Use: To remodel and expand the existing fire station by constructing a one-story 2,408 square foot addition and a total of 8 paved parking spaces (including one handicapped space) to an existing 3,493 square foot fire station building on 0.32 +/- acres of land. 8. Staff Recommendation: Approval as filed. 9. Planning Commission Recommendation: A number of objectors were present. The Planning Commission debated at length over the actual funding of the bond project and was concerned about the establishment of policy by the Board of Directors with regard to the fire station location. The Commission did, however, ultimately vote to approve the application as recommended by the Staff and reviewed by the Subdivision Committee. 10. Recommendation Forwarded With: 8 ayes, 0 noes, 2 absent and 1 abstention (Nicholson).