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HomeMy WebLinkAboutZ-6624 Staff AnalysisMarch 4, 1999 ITEM NO.: 16 NAME: LOCATION: OWNER/APPLICANT: PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. Site Location: FILE NO.: Z-6624 L. R. Fire Station (Rahling Road) - Conditional Use Permit 4500 Rahling Road, southwest corner of Rahling and Taylor Loop Roads Trinity Presbyterian Church (Sale pending to City of Little Rock)/ Betty Riley To obtain a conditional use permit for a fire station at 4500 Rahling Road on vacant property zoned -R-2, Single Family Residential. This site is at the southwest corner of the intersection of Rahling Road and Taylor Loop Road, currently vacant and being purchased by the City. 2. Compatibility with Neighborhood: This site and all the surrounding areas are zoned R-2, Single Family Residential. To the west is a natural drainage ditch and the back of several residential properties containing single family homes. To the south is vacant property. To the east across Rahling Road a new church is being constructed. To the north across Taylor Loop is vacant land. This site is densely wooded particularly along the ditch on the west side of the property. The City intends to leave as much of that vegetation undisturbed as possible. The facility will be built in a style compatible with surrounding homes, and natural or wood fence screening will be provided towards residential areas. Staff believes this use would be compatible with the area with these steps taken. March 4, 1999 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-6624 The Westchester and Secluded Hills Neighborhood Associations were notified of the public hearing. 3. On -Site Drives and Parking: The proposal includes one access drive from Rahling Road into the employee parking area. Another access drive would enter the site from Taylor Loop Road and be used primarily by the fire truck. Adequate turning and parking is provided on the site plan. Fourteen parking spaces are shown which would accommodate eight employees, two visitors, and four satellite parking spaces for city employees. 4. Buffers and Screenin : a. A total of 6`percent of the interior of the proposed southern parking lot must be landscaped with interior island(s) as long as the lot contains 16 or more spaces. b. A 6 foot high opaque screen is required to the west and south of this project. This screen may be a wooden fence or dense evergreen plantings. Credit can be given for existing trees and vegetation that satisfies this year- round screening requirement. c. The City Beautiful Commission recommends preserving as many existing trees on this site as feasible. Extra credit toward fulfilling Landscape Ordinance requirements can be given where preserving trees of 6 inch caliper or larger. d. Prior to a building permit, a detailed landscape plan must be approved by the Plans Review Specialist. 5. Public Works Comments: a. Taylor Loop Road is listed on the Master Street Plan as a collector street; dedication of right-of-way to 30 feet from centerline is required. (No traffic counts are available for Taylor Loop Road or Rahling Road.) b. A 20 feet radial dedication of right-of-way is required at the corner of Taylor Loop Road and Rahling Road. c. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets, including 5 -foot sidewalks, with planned development. E March 4, 1999 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-6624 d. Realign driveway on Taylor Loop Road with Oaks Bluff Drive. e. Plans of all work in right-of-way shall be submitted for approval prior to start of work. f. Stormwater detention ordinance applies to this property. g. Dedicate drainage easement to the City for the ditch on the west side of the site. 6. Utility and Fire Department Comments: Water: No objection. The Water Works may wish to install a water main across this property in conjunction with this project. An acreage charge of $300 per acre applies in addition to normal charges. Wastewater: Sewer available, not adversely affected. Southwestern Bell: Approved as submitted. ARKLA: Approved as submitted. Entergy: No Comments received. Fire Department: Approved as submitted. CATA: This site is not currently served by a CATA bus route. Approved as submitted. 7. Staff Analysis: The City of Little Rock is requesting a conditional use permit for a fire station to be located on this 2.65 acre R-2 zoned property. This additional station is required in order for the city to maintain its current Class II fire rating. To do this, fire stations must be no more than 3 miles apart. Currently in this area the closest station is 5 miles away. This is the third site in this general area that the city has chosen in order to meet its requirements and be sensitive to neighborhood concerns. The City has negotiated a contract to purchase this land from Trinity Presbyterian Church, pending approval of the C.U.P. 3 March 4, 1999 SUBDIVISION ITEM NO.: 16 (Cont. FILE NO.: Z-6624 The proposed plan meets all required setbacks, driveway, screening, landscape, buffer, and parking requirements. The fire department and city staff are working to minimize the effects on the residents surrounding this site in several ways. The construction style will conform with the existing neighborhood homes as much as is feasible. Landscaping and/or fencing will be installed to screen the residential area from the station. The ditch area will be left in its natural state and every effort will be made to leave as much natural vegetation as possible. Staff has received one letter and tw residents in the area of this site. resident on Westley Drive, which is site, phoned in his objection to the Don Foster, a resident on Oaks Bluff a letter. He approves the location, taken from Taylor Loop Road. Staff believes this will be compatible mentioned above are phone calls from Terry Glover, a ,o the west of the station's location.- Drive ocation:Drive called and sent but wants no access is a reasonable use of this site and with the neighborhood when those efforts accomplished. 8. Staff Recommendation: Staff recommends approval of this conditional use permit subject to compliance with the following conditions: a.Comply with comments under "Screening and Buffers." b. Comply with Public Works Comments. c. Construct the facility to conform with the style of existing homes in the surrounding area. d. All exterior lighting must be directed downward and inward to -the site. SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 11, 1999) Betty Riley was present representing the application. Staff gave a brief description of the proposal. Public Works reviewed their comments. Also, comments regarding "Landscaping and Buffers" were reviewed. The commissioners also commented that the station should be constructed in a style 4 March 4, 1999 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-6624 compatible with nearby homes. Staff also pointed out that all exterior lighting must be directed downward and inward to the property. Ms. Riley mentioned that the fire department wants to put up a nice monument style sign. The Committee asked her to provide details of the sign and where it will be located. The Committee requested that sidewalks be shown on the plan and that the south parking be reduced to fourteen spaces. There being no further issues, the Committee accepted, pending site plan revisions, the proposal and forwarded it on to the full Commission for final resolution. STAFF UPDATE: All requested site plan changes have been submitted. PLANNING COMMISSION ACTION: (MARCH 4, 1999) Chief Webb, L.R. Fire Chief, and Betty Riley were present representing the application. There were five registered objectors present. Staff presented the item with a recommendation for approval of the proposal subject to compliance with the conditions listed under "Staff Recommendations." Jim Lawson, L.R. Planning and Development Director, began the discussion by stating that this is the third site in this area upon which the city has attempted to put this fire station. The other two sites met with stiff neighborhood opposition. Staff feels this is the best site to meet everyone's needs. Betty Riley, Asset Management Administrator for the City of Little Rock, spoke in favor of the proposal and stated that this fire station is needed to maintain a CLASS II fire rating for the whole city. Without this station the rating would go down and everyone's fire insurance costs in Little Rock would most likely be increased. Extensive negotiations have taken place and the city feels this is the best site with everything taken into consideration. In response to Commissioner Nunnley's question Ms. Riley explained what the objections were to the other two sites and what had been done to arrive at this site. 5 March 4, 1999 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-6624 Mr. Tad Marvin spoke in opposition. He objected to the station being this close to the residential area and the noise that would result. Mr. George Goetz spoke in opposition. The rear of his property abuts this site. He agreed with Mr. Marvin's comments about noise and added his additional concern about bright lights emanating from the site, and that it would devalue his property and negatively impact his quality of daily life at home. He bought his property with the fact that it was surrounded by R-2 zoning and believed that meant it would be surrounded by home sites. He stated he felt the station should be placed where there are not already developed homes surrounding it. Then future property owners would know up front that they were buying beside a fire station, rather than being surprised with a later addition of a station next to their home. Mr. Terry Glover spoke in opposition. He also objected to the station being located close to existing homes, his being one of them, and agreed with Mr. Goetz's objections. He felt that additional effort should be spent to find a site that would not negatively impact existing homes and still meet the need. He also raised the issue that this property does flood from the adjacent drainage ditch and extra measures will be needed so flooding does not impact this station. Mr. John Dickens spoke in favor of the proposal. He felt the station would be a good neighbor to the church which he represented and provide valuable services. He added that the church looked at developing the property for residential use and that was not very viable because of the large drainage ditch through the area. He felt this type of use would be less detrimental to the ditch and natural vegetation along it, and be a good use of an otherwise difficult site to develop. He also felt this station would fill a void in fire protection that he saw in this area. Don Foster spoke in favor of the proposal in general but did object to the access for the fire truck being onto Taylor Loop Road. He felt that this good site would be made much better if the truck access was on the opposite end of the building, or at least was onto Rahling Road rather than Taylor Loop Road. Then a maximum buffer could be maintained along Taylor Loop toward Oaks Bluff where he lives. 6 March 4, 1999 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-6624 Mr. Lawson added additional background information as to how the city identified the current gap in fire protection requirements which is driving the need for a station within a small site - candidate area. He added a suggestion that the Planning Commission request that a fire station Master Plan be developed for the City of Little Rock so that future sites would be identified so that people buying in the areas could know where future fire stations will be located. This would prevent this current situation of having to come into developed neighborhoods and add stations, surprising and disrupting existing residents. Commissioner Nunnley stated that he felt the City had done very good work in identifying a need, finding and negotiating to obtain a site to meet that need, but then failed to work well with all the citizens being impacted. He added that he felt that a better effort should have been made to explain to, and work with the residents to lessen the impact as much as possible. Ms. Vivian Mitchell, home owner at the corner of Taylor Loop and Oaks Bluff Road, spoke in opposition. She expressed concern about the noise and lights disrupting her since her master bedroom would face the driveway onto Taylor Loop. She would prefer the current peace and quiet without a fire station. Mr. John Towne, president of the Westchester-Heatherbrae Neighborhood Association, spoke in favor of the proposal. He thanked City Manager Cy Carney, Betty Riley, and Chief Webb for sitting down with the neighborhood association and working with them and keeping them informed. He was involved in the site selection and supports it. He did state they would like to see steps taken to lessen the impact as much as possible. Commissioner Hawn questioned the value of the fire rating and related costs versus the inconvenience to, and disruption of the neighbors. Commissioner Berry commented that the increase in fire stations and the noise accompany them is a necessary part of growth and living in the city. He stated that he was impressed by the efforts of the City to mitigate the impacts on the neighborhood at this site. 7 March 4, 1999 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-6624 A motion was made to approve the application as submitted to include staff comments and recommendations. The motion passed by a vote of 7 ayes, 0 nays, 3 absent, and 1 abstention by Commissioner Putnam. 8 March 4, 1999 ITEM NO.: 16 NAME: LOCATION: OWNER/APPLICANT: PROPOSAL: ORDINANCE DESIGN STANDARDS: 1. Site Location: FILE NO.: Z-6624 L. R. Fire Station (Rahling Road) - Conditional Use Permit 4500 Rahling Road, southwest corner of Rahling and Taylor Loop Roads Trinity Presbyterian Church (Sale pending to City of Little Rock)/ Betty Riley To obtain a conditional use permit for a fire station at 4500 Rahling Road on vacant property zoned --R-2, Single Family Residential. _ This site is at the southwest corner of the intersection of Rahling Road and Taylor Loop Road, currently vacant and being purchased by the City. 2. Compatibility with Neighborhood: This site and all the surrounding areas are zoned R-2, Single Family Residential. To the west is a natural drainage ditch and the back of several residential Properties containing single family homes. To the south is vacant property. To the east across Rahling Road a new - church is being constructed. To the north across Taylor Loop is vacant land. This site is densely wooded particularly along the ditch on the west side of the property. The City intends to leave as much of that vegetation undisturbed as possible. The facility will be built in a style compatible with surrounding homes, and natural or wood fence screening will be provided towards residential areas. Staff believes this use would be compatible with the area with these steps taken. March 4, 1999 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-6624 The Westchester and Secluded Hills Neighborhood Associations were notified of the public hearing. 3. On -Site Drives and Parking: The proposal includes one access drive from Rahling Road into the employee parking area. Another access drive would enter the site from Taylor Loop Road and be used primarily by the fire truck. Adequate turning and parking is provided on the site plan. Fourteen parking spaces are shown which would accommodate eight employees, two visitors, and four satellite parking spaces for city employees. 4. Buffers and Screeni a. A total of -6" percent of the interior of the proposed southern parking lot must be landscaped with interior island(s) as long as the lot contains 16 or more spaces. b. A 6 foot high opaque screen is required to the west and south of this project. This screen may be a wooden fence or dense evergreen plantings. Credit can be given for existing trees and vegetation that satisfies this year- round screening requirement. c. The City Beautiful Commission recommends preserving as many existing trees on this site as feasible. Extra credit toward fulfilling Landscape Ordinance requirements can be given where preserving trees of 6 inch caliper or larger. d. Prior to a building permit, a detailed landscape plan must be approved by the Plans Review Specialist. 5. Public Works Comments: a. Taylor Loop Road is listed on the Master Street Plan as a collector street; dedication of right-of-way to 30 feet from centerline is required. (No traffic counts are available for Taylor Loop Road or Rahling Road.),. b. A 20 feet radial dedication of right-of-way is required at the corner of Taylor Loop Road and Rahling Road. c. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets, including 5 -foot sidewalks, with planned development. 2 March 4, 1999 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-6624 d. Realign driveway on Taylor Loop Road with Oaks Bluff Drive. e. Plans of all work in right-of-way shall be submitted for approval prior to start of work. f. Stormwater detention ordinance applies to this property. g. Dedicate drainage easement to the City for the ditch on the west side of the site. 6. Utility and Fire Department Comments: Water: No objection. The Water Works may wish to install a water main across this property in conjunction with this project. An acreage charge of $300 per acre applies in addition to normal charges. Wastewater: Sewer available, not adversely affected. Southwestern Bell: Approved as submitted. ARKLA: Approved as submitted. Entergy: No Comments received. Fire Department: Approved as submitted. CATA: This site is not currently served by a CATA bus route. Approved as submitted. 7. Staff Analysis: The City of Little Rock is requesting a conditional use permit for a fire station to be located on this 2.65 acre R-2 zoned property. This additional station is required in order for the city to maintain its current Class II fire rating. To do this, fire stations must be no more than 3 miles apart. Currently in this area the closest station is 5 miles away. This is the third site in this general area that the city has chosen in order to meet its requirements and be sensitive to neighborhood concerns. The City has negotiated a contract to purchase this land from Trinity Presbyterian Church, pending approval of the C.U.P. 3 March 4, 1999 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-6624 The proposed plan meets all required setbacks, driveway, screening, landscape, buffer, and parking requirements. The fire department and city staff are working to minimize the effects on the residents surrounding this site in several ways. The construction style will conform with the existing neighborhood homes as much as is feasible. Landscaping and/or fencing will be installed to screen the residential area from the station. The ditch area will be left in its natural state and every effort will be made to leave as much natural, vegetation as possible. Staff has received one letter and tw residents in the area of this site. resident on Westley Drive, which is site, phoned in his objection to the Don Foster, a resident on Oaks Bluff a letter. He approves the location, taken from Taylor Loop Road. phone calls from Terry Glover, a ,o the west of the station's location: Drive called and sent but wants no access Staff believes this is a reasonable use of this site and will be compatible with the neighborhood when those efforts mentioned above are accomplished. 8. Staff Recommendation: Staff recommends approval of this conditional use permit subject to compliance with the following conditions: a.Comply with comments under "Screening and Buffers." b. Comply with Public Works Comments. c. Construct the facility to conform with the style of existing homes in the surrounding area. d.All exterior lighting must be directed downward and inward to -the site. SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 11, 1999) Betty Riley was present representing the application. Staff gave a brief description of the proposal. Public Works reviewed their comments. Also, comments regarding "Landscaping and Buffers" were reviewed. The commissioners also commented that the station should be constructed in a style 4 March 4, 1999 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-6624 compatible with nearby homes. Staff also pointed out that all exterior lighting must be directed downward and inward to the property. Ms. Riley mentioned that the fire department wants to put up a nice monument style sign. The Committee asked her to provide details of the sign and where it will be located. The Committee requested that sidewalks be shown on the plan and that the south parking be reduced to fourteen spaces. There being no further issues, the Committee accepted, pending site plan revisions, the proposal and forwarded it on to the full Commission for final resolution. STAFF UPDATE: All requested site plan changes have been submitted. PLANNING COMMISSION ACTION: (MARCH 4, 1999) Chief Webb, L.R. Fire Chief, and Betty Riley were present representing the application. There were five registered objectors present. Staff presented the item with a recommendation for approval of the proposal subject to compliance with the conditions listed under "Staff Recommendations." Jim Lawson, L.R. Planning and Development Director, began the discussion by stating that this is the third site in this area upon which the city has attempted to put this fire station. The other two sites met with stiff neighborhood opposition. Staff feels this is the best site to meet everyone's needs: Betty Riley, Asset Management Administrator for the City of Little Rock, spoke in favor of the proposal and stated that this fire station is needed to maintain a CLASS II fire rating for the whole city. Without this station the rating would go down and everyone's fire insurance costs in Little Rock would most likely be increased. Extensive negotiations have taken place and the city feels this is the best site with everything taken into consideration. In response to Commissioner Nunnley's question Ms. Riley explained what the objections were to the other two sites and what had been done to arrive at this site. 0 March 4, 1999 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-6624 Mr. Tad Marvin spoke in opposition. He objected to the station being this close to the residential area and the noise that would result. Mr. George Goetz spoke in opposition. The rear of his property abuts this site. He agreed with Mr. Marvin's comments about noise and added his additional concern about bright lights emanating from the site, and that it would devalue his property and negatively impact his quality of daily life at home. He bought his property with the fact that it was surrounded by R-2 zoning and believed that meant it would be surrounded by home sites. He stated he felt the station should be placed where there are not already developed homes surrounding it. Then future property owners would know up front that they were buying beside a fire station, rather than being surprised with a later addition of a station next to their home. Mr. Terry Glover spoke in opposition. He also objected to the station being located close to existing homes, his being one of them, and agreed with Mr. Goetz's objections. He felt that additional effort should be spent to find a site that would not negatively impact existing homes and still meet the need. He also raised the issue that this property does flood from the adjacent drainage ditch and extra measures will be needed so flooding does not impact this station. Mr. John Dickens spoke in favor of the proposal. He felt the station would be a good neighbor to the church which he represented and provide valuable services. He added that the church looked at developing the property for residential use and that was not very viable because of the large drainage ditch through the area. He felt this type of use would be less detrimental to the ditch and natural vegetation along it, and be a good use of an otherwise difficult site to develop. He also felt this station would fill a void in fire protection that he saw in this area. Don Foster spoke in favor of the proposal in general but did object to the access for the fire truck being onto Taylor Loop Road. He felt that this good site would be made much better if the truck access was on the opposite end of the building, or at least was onto Rahling Road rather than Taylor Loop Road. Then a maximum buffer could be maintained along Taylor Loop toward Oaks Bluff where he lives. 11 March 4, 1999 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-6624 Mr. Lawson added additional background information as to how the city identified the current gap in fire protection requirements which is driving the need for a station within a small site - candidate area. He added a suggestion that the Planning Commission request that a fire station Master Plan be developed for the City of Little Rock so that future sites would be identified so that people buying in the areas could know where future fire stations will be located. This would prevent this current situation of having to come into developed neighborhoods and add stations, surprising and disrupting existing residents. Commissioner Nunnley stated that he felt the City had done very good work in identifying a need, finding and negotiating to obtain a site to meet that need, but then failed to work well with all the citizens being impacted. He added that he felt that a better effort should have been made to explain to, and work with the residents to lessen the impact as much as possible. Ms. Vivian Mitchell, home owner at the corner of Taylor Loop and Oaks Bluff Road, spoke in opposition. She expressed concern about the noise and lights disrupting her since her master bedroom would face the driveway onto Taylor Loop. She would prefer the current peace and quiet without a fire station. Mr. John Towne, president of the Westchester-Heatherbrae Neighborhood Association, spoke in favor of the proposal. He thanked City Manager Cy Carney, Betty Riley, and Chief Webb for sitting down with the neighborhood association and working with them and keeping them informed. He was involved in the site selection and supports it. He did state they would like to see steps taken to lessen the impact as much as possible. Commissioner Hawn questioned the value of the fire rating and related costs versus the inconvenience to, and disruption of the neighbors. Commissioner Berry commented that the increase in fire stations and the noise accompany them is a necessary part of growth and living in the city. He stated ~that he was impressed by the efforts of the City to mitigate the impacts on the neighborhood at this site. 7 March 4, 1999 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-6624 A motion was made to approve the application as submitted to include staff comments and recommendations. The motion passed by a vote.of T ayes, 0 nays, 3 absent, and 1 abstention by Commissioner Putnam. 8