HomeMy WebLinkAboutZ-8877 Staff AnalysisSUBDIVISION COMMITTEE COMMENTS
JULY 18, 2013
ITEM NO.: 9. WEST PULASKI VOLUNTEER FIRE STATION CONDITIONAL USE PERMIT
IMMEDIATELY NORTH OF 8501 PINNACLE VALLEY ROAD Z-8877
Planning Staff Comments:
1. There is no Bill of Assurance for this acreage tract.
2. A plat must be submitted to and approved by the Planning Commission to subdivide this property and
create the proposed 0.898 acre lot.
3. Provide some information on building design; height, materials, roof, etc...
4. Locate and describe any existing and proposed fencing.
5. Provide signage plan. Signage should comply with that allowed in office and institutional zones.
6. Will there be a dumpster? If so, indicate location and required screening.
7. Provide description of site lighting. All proposed site lighting should be low-level and directional, shielded
downward and into the site.
8. Will the building serve other purposes such as community meeting space, etc...?
Variance/Waivers:
■ None requested
Public Works:
1. Pinnacle Valley Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-
way forty-five (45) feet from centerline will be required.
2. Storm water detention ordinance applies to this property. Show the proposed location for storm water
detention facilities on the plan.
3. Contact Pulaski County Road and Bridge to determine any floodplain requirements.
4. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-
43 and 31-210. The width of driveway must not exceed thirty-six (36) feet.
5. If the driveway is shared, a shared access easement must be shown on the plat.
Utilities and Fire Department/Coun!y Planning:
Wastewater: Outside Service Boundary, no comment.
Entergy: Entergy has no objection to this proposal. Service will be provided when application is received.
Centerpoint Energy: No comment received.
AT&T (SBC): No comment received.
Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met.
The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private
fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's
expense.
Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan
revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for
installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health
Engineering Division and Little Rock Fire Department is required.
Contact Central Arkansas Water regarding the size and location of the water meter.
ITEM NO.: 9. fCON'T) Z-8877
A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to
normal charges. This fee will apply to all connections including metered connections off the private fire system.
Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly
(RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use.
Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must
be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test
results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter.
Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements
for this project.
Fire Department: Little Rock Fire Department; Approved as submitted.
County Planning: Dedicate right-of-way for Pinnacle Valley Road to one-half ('/z) of ninety (90) feet or forty-five
(45) feet from centerline. Move building south to comply with forty (40) foot building setback requirement
adjacent to residential.
CATA: This site is not located on a CATA bus route.
Planning Division: No Comments.
Landscape: Site plan must comply with the City's minimal landscape and buffer ordinance requirements.
The zoning buffer ordinance requires a thirteen foot (13') wide land use buffer along the eastern perimeter of the
site next to the residentially zoned property. Seventy percent (70%) of this area must remain undisturbed.
The zoning street buffer requires an average thirteen (13') street buffer along Pinnacle Valley Road and in no case
to be less than half.
The zoning buffer ordinance requires a ten foot (10') wide land use buffer along both the northern and southern
property lines, next to the residentially zoned properties. Seventy percent (70%) of this area must remain
undisturbed.
The property to the north, south, and east is zoned residential; therefore, a six (6) foot high opaque screen, either a
wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the
northern, the southern, and the eastern perimeters of the site.
The landscape ordinance requires a nine foot (9') wide perimeter landscape strip around the sites entirety. A
variance from the City Beautiful Commission is required prior to the issuance of a building permit.
A small amount of building landscaping will be required.
A total of eight (8) percent of the interior of the vehicular use area must be landscaped with interior landscaping
islands. These interior landscape islands must be at least 300 square feet in area and be generally evenly
distributed.
The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit
toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or
larger.
Other: Submit responses to staff issues and four (4) copies of a revised site plan (if required) no later than
Wednesday July 24, 2013. Required notices are to be sent via certified mail to all owners of properties located
within two hundred (200) feet of the site no later than Wednesday July 24, 2013. The City -provided notice form
must be used. Proof of notice is to be provided to staff no later than August 2, 2013.
August 8, 2013
ITEM NO.: 9
NAME':
LOCATION:
OWNER/APPLICANT
PROPOSAL:
SITE LOCATION:
FILE NO.: Z-8877
West Pulaski Volunteer Fire Station — Conditional
Use Permit
Immediately north of 8501 Pinnacle Valley Road
Greg Hatcher/Thomas Engineering Co.
A conditional use permit is requested to allow for the
construction of a new fire station on this R-2 zoned
tract.
The property is located on the east side of Pinnacle Valley Road, one lot
north of Beck Road. The site is located outside of the city limits, within the
City's zoning jurisdiction.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property is located in a rural, suburban area just outside of the city
limits. The area around it is generally characterized by single family
homes on larger tracts, small farm properties and large areas of
undeveloped properties. The broader area contains several recreational
uses; including Little Maumelle River, Arkansas River, Two Rivers Park,
Pinnacle Mountain park and Maumelle Corps of Engineers Parks. The
C-1 zoned property adjacent to the south contains a commercial building
which is nearing completion. No use currently occupies that site. Staff
believes the proposed fire station is needed in this area and, if properly
developed, should be compatible with the neighborhood.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site and the River Valley Property Owners
Association and Pinnacle Valley Neighborhood Association. Staff has
received numerous a -mails and telephone calls in support of the
application.
3. ON SITE DRIVES AND PARKING:
City Code does not define a parking requirement for fire stations. Staff
depends upon the applicant to identify the needed number of spaces.
A single driveway is proposed off of Pinnacle Valley Road, providing
access directly to the bay doors on the station building. A twenty-two (22)
August 8, 2013
ITEM NO.: 9 Cont. FILE NO.: Z-8877
space, asphalt paved parking lot will be located on the site, with access off
of the new driveway. This will allow for ample parking for fire fighters and
visitors without blocking the driveway to the fire station.
4. SCREENING AND BUFFERS:
Site plan must comply with the City's landscape and buffer ordinance
requirements.
The zoning buffer ordinance requires a thirteen foot (13') wide land use
buffer along the eastern perimeter of the site next to the residentially
zoned property. Seventy percent (70%) of this area must remain
undisturbed.
The zoning street buffer requires an average thirteen (1 T) street buffer
along Pinnacle Valley Road and in no case to be less than half.
The zoning buffer ordinance requires a ten foot (10') wide land use buffer
along both the northern property line, next to the residentially zoned
property. Seventy percent (70%) of this area must remain undisturbed.
The property to the north and east is zoned residential; therefore, a six (6)
foot high opaque screen, either a wooden fence with its face side directed
outward, a wall, or dense evergreen plantings, is required along the
northern and the eastern perimeters of the site.
The landscape ordinance requires a nine foot (9') wide perimeter
landscape strip around the sites entirety. A variance from the City
Beautiful Commission is required prier to the issuance of a building permit.
A small amount of building landscaping will be required.
A total of eight (8) percent of the interior of the vehicular use area must be
landscaped with interior landscaping islands. These interior landscape
islands must be at least 300 square feet in area and be generally evenly
distributed.
The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
2
August 8, 2013
ITEM NO.: 9 Cont. FILE NO.: Z-8877
5. PUBLIC WORKS COMMENTS:
1. Pinnacle Valley Road is classified on the Master Street Plan as a minor
arterial. A dedication of right-of-way forty-five (45) feet from centerline
will be required.
2. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on the plan.
3. Contact Pulaski County Road and Bridge to determine any floodplain
requirements.
4. Driveway locations and widths do not meet the traffic access and
circulation requirements of Sections 30-43 and 31-210. The width of
driveway must not exceed thirty-six (36) feet.
5. If the driveway is shared, a shared access easement must be shown
on the plat.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Wastewater: Outside Service Boundary, no comment.
Entergy: Entergy has no objection to this proposal. Service will be
provided when application is received.
Centerpoint Energy: No comment received.
AT&T (SBC): No comment received.
Water: All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required.
If additional fire hydrant(s) are required, they will be installed at the
Developer's expense.
Please submit plans for water facilities and/or fire protection system to
Central Arkansas Water for review. Plan revisions may be required after
additional review. Contact Central Arkansas Water regarding procedures
for installation of water facilities and/or fire service. Approval of plans by
the Arkansas Department of Health Engineering Division and Little Rock
Fire Department is required.
Contact Central Arkansas Water regarding the size and location of the
water meter.
3
August 8, 2013
ITEM NO.: 9 (Cont.
FILE NO.: Z-8877
A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
Due to the nature of this facility, installation of an approved reduced
pressure zone backflow preventer assembly (RPZ) is required on the
domestic water service. This assembly must be installed prior to the
first point of use. Central Arkansas Water (CAW) requires that upon
installation of the RPZA, successful tests of the assembly must be
completed by a Certified Assembly Tester licensed by the State of
Arkansas and approved by CAW. The test results must be sent to CAW's
Cross Connection Section within ten days of installation and annually
thereafter. Contact the Cross Connection Section at 377-1226
if you would like to discuss backflow prevention requirements for this
project.
Fire Department: Little Rock Fire Department; Approved as submitted.
County Planning: Dedicate right-of-way for Pinnacle Valley Road to
one-half (Y2) of ninety (90) feet or forty-five (45) feet from centerline. Move
building south to comply with forty (40) foot building setback requirement
adjacent to residential.
CATA: This site is not located on a CATA bus route.
SUBDIVISION COMMITTEE COMMENT: (JULY 18, 2013)
John Pownall, of Thomas Engineering, was present representing the item. Staff
presented the item and noted some additional information was needed. The
applicant was asked to provide additional information on building design; height
materials, roof, etc... The applicant was asked to provide plans for signage,
fencing, site lighting and dumpster screening. Staff asked if the building would
serve other purposes such as community meeting space. Staff noted a
preliminary plat application had been filed to create this 0.89 acre lot.
Public Works, Landscape, Utility and Fire Department Comments were noted.
County Comments were presented. It was noted that the same property owner
owns the adjacent residentially zoned property. Staff commented that screening
along that adjacent property line would not be required, if the owner provided a
statement that he did not want the screening.
The applicant was advised to respond to staff issues by July 24, 2013. The
Committee determined there were no other issues and forwarded the item to
the full Commission.
:l
August 8, 2013
ITEM NO.: 9
STAFF ANALYSI
FILE NO.: Z-8877
A conditional use permit is requested to allow for construction of a new fire
station for the West Pulaski Volunteer Fire Department on this undeveloped,
0.89 acre tract. The tract is currently part of a larger tract. A preliminary plat
application has been filed to subdivide the larger tract, creating this 0.89 acre
parcel. The plat application is on the Commission's August 22, 2013 agenda.
The proposed development is to consist of a single building and an associated
parking lot. The 3,600 square foot building will contain a vehicle bay, storage
space, an office and a restroom. Two garage doors will provide access to the
building for fire fighting vehicles and equipment. The building will be one story in
height and will be constructed with a metal exterior and roof. Some brick accents
are indicated on the plan. The 0.89 acre tract is fenced on the north, south and
west property lines with a decorative white post fence. The developer intends to
keep the existing fencing. Where not agreed upon in writing by the adjacent land
owner, the developer will provide opaque screening. No specific signage plan
has been proposed. Staff will recommend that signage comply with that allowed
in office -institutional zones. No dumpster is proposed. Any lighting needed for
security purposes will be low-level, directional and shielded downward into the
site. The building will serve no other purposes.
The applicant submitted a revised site plan and responses to issues raised at
Subdivision Committee. The plan has been changed to reflect the required right-
of-way dedication and detention areas and landscape areas are shown. The
building was moved slightly to comply with Pulaski County Comments.
To staffs knowledge, there are no outstanding issues. Staff believes the
proposed fire station is needed in this area and is an appropriate use for this site.
STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP subject to compliance with the
following conditions:
1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6
of the agenda staff report.
2. The plat to create this 0.89 acre tract must first be approved and the property
final -platted prior to any development of the site.
3. Signage is to comply with that allowed in office -institutional zones.
y
August 8, 2013
ITEM NO.: 9 (Cont.) FILE NO.: Z
Staff recommends approval of a screening variance where the site abuts
residential property, if a written statement supporting a variance is presented to
staff from the owner(s) of the abutting properties.
PLANNING COMMISSION ACTION: (AUGUST 8, 2013)
The applicants were present. There were no objectors present. Numerous
e-mails of support had been received by staff from area residents. Staff
presented the item and a recommendation of approval as outlined in the "staff
recommendation" above. There was no further discussion. The item was placed
on the consent agenda and approved as recommended by staff by a vote of
10 ayes, 0 noes and 1 absent.
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