SITE PLAN REVIEW
SP-02-15-05: Fire Station No. 4, A site plan for the construction of Lawrence Fire Station #4 to be located in the 2100 block of Wakarusa Drive south the Water Treatment Plant. Submitted by Sabatini Architects for the City of Lawrence, property owner of record.
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Current Zoning and Land Use: |
RS-1 (Single-Family Residence) District; existing city property including multiple city facilities. |
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Surrounding Zoning and Land Use: |
A (Agricultural) District to the west; unincorporated area known as Yankee Tank Lake (also known as Lake Alvamar).
RS-1 (Single-Family Residence) District, RS-2 (Single-Family Residence) District and M-1 (Research Industrial) District to the north; existing residential lots in the residential districts and office and vacant lots in the industrial district.
RS-2 (Single-Family Residence) District RO-1 (Residence-Office) District and PCD-2 (Planned Commercial District) to the east; existing residential uses to the east. Undeveloped parcel of PCD located on the northeast corner of Clinton Parkway and Wakarusa Drive.
PCD-2 (Planned Commercial District) and RM-1 (Multiple-Family Residence) District to the south; developed properties including commercial and residential uses.
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Site Summary: |
Subject property is part of 118 acre parcel owned by the City of Lawrence. Site summary is for 2.1 acres of proposed development area exclusive of existing or planned uses for the remainder of the property. |
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Gross Area: |
2.1 acres |
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Building Coverage: |
12,076 SF |
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Open Space: |
52,652 SF |
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Off-Street Parking Required: |
20 spaces |
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Off-Street Parking Provided: |
21 spaces |
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Staff Recommendation: Planning staff recommends approval of the site plan subject. | |
C. STAFF REVIEW
The subject property is a portion of a larger tract that is located on the west side of Wakarusa Drive just north of Clinton Parkway. The subject property is comprised of a 2.1 acre sub-parcel of the parent property know as the “West 40”. The subject property is included in the plat of the Yankee Tank View Addition. A master plan for the area was included in the Clinton Water Plant Site Master Plan approved conceptually by the City Commission in 1996. Public Works staff is working on an update to the previous plan for the use of the total 118 acres to be shared by multiple city departments. The base dimensions of the subject property are 217’ along Wakarusa Drive and approximately 421’ deep.
The property is currently developed with one of the two city water treatment plants (Clinton Water Treatment Plant) which is located along the front half (approximately 68 acres) of the property. The proposed Fire Station #4 will be located in the southeast corner of the parent property. The rear portion of the property includes an area for Public Works Satellite facility (approximately 15 acres) activities and a future parks and recreation area (approximately 32 acres).
The proposed site plan includes multiple pages since it was drawn with the intent of being immediately converted to construction documents. Specific details (public improvement and engineering details) are included on other sheets that were not included in the City Commission packet for convenience.
D. Findings
Per Section 20-1432 staff shall first find that the following conditions have been met:
(a) That the proposed use is a permitted use in the district in which the property is located;
The property is zoned RS-1 (Single-Family Residence) District and is a standard district representing many municipal or public institutional uses. The Zoning Ordinance allows community facilities such as a fire/medical station in residential zoning districts as a permitted use with approval of a site plan. Both Fire Station No. 2, located on W. 6th Street, and Fire Station No. 3, located on Harper, are located in residential zoning districts.
(b) That the proposed arrangement of buildings, off-street parking, access, lighting, landscaping and drainage is compatible with adjacent land uses;
The proposed building location is between commercial uses to the south and municipal utility uses to the north. The building will have a direct face or orientation to Wakarusa Drive. Access to Wakarusa Drive is provided by a circular drive with vehicular parking to the north of the building for visitors and staff parking in the rear. The site is also designed to accommodate a shared access drive for future access to the north for the Utility Department or access to that facility. A landscape plan was developed by the City Parks Department. Stormwater detention will be provided to the north of the property but outside of the 2.1 acres shown for the Fire Station development.
(c) That the vehicular ingress and egress to and from the site and circulation within the site provides for safe, efficient and convenient movement of traffic not only within the site but on adjacent roadways as well;
The vehicular access and internal circulation is convenient for passenger vehicles and pedestrian traffic. The site is designed for large truck maneuvering. Entry to the site is provided at the north end and includes a standard driveway entrance with the ability to provide a shared spur to the north for utility uses in the future. Exiting the site will occur on the south end of the property and includes an extra wide driveway to accommodate the side by side storage arrangement of emergency vehicles. A variance was granted to accommodate the extra driveway width per BZA-01-02-05 approved on February 3, 2005 allowing an increased driveway width from 30’ to 48’ for Fire Station #4. The site layout and design provides for the safe, efficient and convenient movement of traffic within the site and on adjacent roadways.
An existing cellular communication tower is located to the west of the proposed building. The site plan indicates the potential to accommodate future access to this facility through the proposed drive. The current access to the tower site is provided via existing drives from the water treatment plant to the north. The proposed site plan does not include an improvement of access to the tower.
(d) That the site plan provides for the safe movement of pedestrians within the site;
A significant amount of pedestrian traffic is not anticipated for the site. Accessible parking spaces and sidewalks from the parking area to the building are provided. A sidewalk along Wakarusa Drive is also provided. The site plan provides for the safe movement of pedestrians within the site and a sidewalk connection to the public sidewalk along Wakarusa Drive.
(e) That there is a sufficient mixture of grass, trees, and shrubs within the interior and perimeter (including public right-of-way) of site so that the proposed development will be in harmony with adjacent land uses and will provide a pleasing appearance to the public. Any part of the site plan area not used for buildings, structures, parking, or accessways shall be landscaped with a mixture of grass, trees and shrubs;
A landscape plan has been prepared by the City Parks Department for this site and is part of the site plan documentation. The site plan complies with the planting requirements of the City Code.
(f) That all outdoor trash storage areas are screened and are in accordance with standards as prepared by the department of public works;
All outdoor trash storage areas will be screened in accordance with City standards.
(g) That the site plan takes into consideration existing improvements or physical alterations that have been made to prepare the site for development.
The site plan takes into consideration the site’s existing topography. Currently, the site is vacant and undeveloped and has not been physically altered to prepare the site for development. The site plan notes the presence of a 36” raw water line that will need to be protected during the construction activities.
E. CONCLUSION
The proposed site plan includes multiple pages since it was drawn with the intent of being immediately converted to construction documents. Specific details (public improvement and engineering details) are included on other sheets that were not included in the City Commission packet for convenience. A photometric plan was provided and complies with the lighting design standards of the City Code.
The construction a new Fire/Medical Station along Wakarusa Drive is the next phase in the long range Fire/Medical plan. The Existing Fire Station #4 located at Lawrence Avenue and Stone Barn Terrance will be relocated to this site to provide better emergency service to the western part of the community. In addition to, firefighter dormitories and a community room, the fire station will also house emergency vehicles in the equipment bay.
Construction of Fire Station No. 4 will improve public safety for all residents of Lawrence as well the developing area to the west.