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HomeMy WebLinkAboutZ-5298-A Staff Report 051222 ITEM NO.: 2 FILE NO.: Z-5298-A NAME: Airport Hotel and Travel Plaza – Conditional Use Permit LOCATION: 4600 E Roosevelt Road DEVELOPER: Bill and Hillary Clinton National Airport 1 Airport Road Little Rock, AR 72202 OWNER/AUTHORIZED AGENT: Andrew Rike – Agent Harbor Environmental 5800 Evergreen Drive Little Rock, AR 72205 SURVEYOR/ENGINEER: Brooks Surveying, Incorporated 20820 Arch Street Pike Little Rock, AR 72065 AREA: 8.80 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 25 CENSUS TRACT: 2 CURRENT ZONING: I-2 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant requests approval of a conditional use permit to allow for the construction of a hotel and travel plaza which includes a gas island located at 4600 E Roosevelt Road. B. EXISTING CONDITIONS: The property is currently undeveloped and grass covered. The site lies north of Interstate 440 and northeast of Annie Mae Bankhead Drive. An existing access drive along E Roosevelt Road provides access to a parking lot located in the southeast portion of the property. The Little Rock Municipal Airport Commission is located north, east and west of the site contains I-2 uses and zoning. South of the site contains C-3 and C-4 uses and zoning. C. NEIGHBORHOOD NOTIFICATIONS: All owners of property located within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: Per City Code 31-206 (f), “Property line corners at street intersections shall be rounded with a radius of at least twenty (20) feet.” Boundary street improvements are required on E. Roosevelt Rd. and David Grundfest Jr. Drive per master street plan. Boundary street improvements shall include, but not be limited to, reconstruction of one-half section of the abutting street if the existing street is not up to city standards. Repair, replace, or extend existing damaged, missing, and noncompliant curb and gutter, sidewalk, access ramps or concrete driveway aprons within the public right-of-way adjacent to the site. Remove abandoned driveway cuts and replace with curb, gutter, and sidewalk. All work within the public right-of-way shall conform to City of Little Rock Public Works Standard Details and ADA guidelines. Dedicate 45 feet of right of way from roadway centerline of E. Roosevelt Rd. per master street plan for a minor arterial. Provide finished floor elevations (FFE) for all buildings on site plan and grading and drainage plans. A grading permit might be required prior to initiation of work. Grading permits are issued by the Planning and Development Dept. at 723 West Markham Street after approval of sediment and erosion control plans, grading and drainage plans, land survey, drainage study, and soil loss calculations per City’s stormwater management and drainage manual. Contact Planning and Development Dept., Civil Engineering Private Development at 501-371-4817 or at 501-918-5348 or Permits@littlerock.gov to schedule an appointment for issuance or to answer any questions. Permit cost is based on total project area at $100.00 for the less than ½ acre, $200.00 for ½ to 1 acre, and $200.00 for the first acre and $100.00 for each additional acre for project greater than 1 acre. Any work involving one (1) or more acres of disturbed area requires a State of Arkansas NPDES permit.  Contact the Arkansas Department of Environmental Quality, NPDES branch at 501-682-0744 for applications and information about General Stormwater Discharge Construction Permit #ARR150000. Hauling of fill material on or off project sites over municipal streets require approval prior to a grading permit being issued by the Department of Planning and Development. Contact Public Works Traffic Engineering at 621 S. Broadway 501-379-1805 with any questions or for more information. Damage to public and private property due to hauling operations or operations of construction related equipment from a construction site shall be repaired by the responsible party prior to the issuance of a certificate of occupancy. Provide as-built plans and data entry template of newly installed or modified public and private stormwater drainage system prior to issuance of the certificate of occupancy. The as-built plans should contain information as found on the City of Little Rock website at https://www.littlerock.gov/city-administration/city-departments/public-works/applications-details-and-manuals/. Provid e the as-built plans and data entry template to Planning and Development Dept., Civil Engineering Private Development by email to csmith@littlerock.gov and cc dwarner@littlerock.gov. If you have any questions or desire additional information, please do not hesitate to contact Planning and Development Dept., Civil Engineering Private Development at 501-371-4817 or at 501-918-5348 or email Permits@littlerock.gov. A maintenance bond for 50% of total construction costs for all completed public street and drainage improvements within City right of way and as-built storm drainage infrastructure plans shall be provided to the Department of Planning and Development before the issuance of a final certificate of occupancy. For final drainage report, sign, date, and seal the report per AR State Board of Professional Engineers and Professional Surveyors rules Article 12, Section B (1) (a). Provide engineer's certification statement saying this drainage report was conducted by yourself or directly under your supervision and attesting to the accuracy of the information within this report. Obtain Traffic Control permits prior to doing any street cuts or curb cuts. Obtain Traffic Control permits prior to doing any work on city streets or in the right-of-way. Contact Traffic Engineering at 501-379-1800 for more information. Per City Rev. Code 29-99, stormwater detention for developments is required. Provide stormwater detention infrastructure to satisfy this requirement. The Department requires three (3) phase sediment and erosion control (SEC) plans to be submitted for all construction projects showing best management practices (BMPs) for mitigating sediment runoff and erosion along with vegetation specifications for temporary and permanent soil stabilization. Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing, grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC BMPs during construction of utilities, buildings, roadway infrastructure and drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final grading, seeding, and landscaping of the site. Sediment and Erosion Control plans shall also show the pertinent information as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part II section A-4-I-2 (A-B). Contact Planning and Development Dept., Civil Engineering Private Development at 501-371-4817 or at 501-918-5348 for inspections of any work in the public right-of-way prior to placement of concrete or asphalt or for on-site clarification of requirements prior to commencing work. Failure to do so can result in removal of any improperly placed concrete or asphalt at the expense of the owner or contractor. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. Summit Energy: No comments. AT & T: No comments received. Central Arkansas Water: No comments received. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. If the grade exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Commercial and Industrial Developments – 2 means of access. - Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or facilities exceeding 30 feet or three stories in height shall have at least two means of fire apparatus access for each structure. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or facilities having a gross building area of more than 62,000 square feet shall be provide with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road when all building are equipped throughout with approved automatic sprinkler systems. D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. 30’ Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 – D105.4 D105.1 Where Required. Where the vertical distance between the grade plane and the highest roof surface exceed 30’, approved aerial fire apparatus access roads shall be provided. For the purposes of this section the highest roof surfaces shall be determined by measurement to the eave of a pitched roof, the intersection of a roof to the exterior wall, or the top of the parapet walls, whichever is greater. D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed with of 26’, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be places with the approval of the fire code official. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 – C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshals Office (Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.gov or Steve Crain at 501-371-4875; scrain@littlerock.gov. Landscape: 1. Any new site development must comply with the City’s minimal landscape and buffer ordinance requirements. 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (½) the full width requirement but in no case be less than nine (9) feet. 4. Screening requirements will need to be met for the vehicular use areas adjacent to street rights-of-way. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 5. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property, or the right-of-way of any street. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 6. Building landscape areas shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 7. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). For developments with more than one hundred fifty (150) parking spaces the minimum size of an interior landscape area shall be three hundred (300) square feet. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for e very twelve (12) parking spaces. 8. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 9. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 10. 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. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments Received. Planning Division: No comments. H. ANALYSIS: The applicant is requesting a conditional use permit to allow for the development of a hotel and travel plaza (convenience store with gas pumps) located at 4600 E Roosevelt Road. The applicant proposes to develop the 8.80 total acre property in two (2) phases. The site lies north of Interstate 440, northwest of Annie Mae Bankhead Drive. The Little Rock Municipal Airport Commission is located north of the site. An existing access drive along E Roosevelt Road provides access to a parking lot located in the southeast portion of the property. A second access drive is located to the east of the parking lot however entry is limited from E Roosevelt Road. The parking lot appears to be in disrepair and not utilized at this time. Phase I will include the development of 3.8 acres which will contain a 165,201 square foot hotel with ninety (90) guest rooms and associated parking. The applicant notes the hotel will be 54 feet, four inches (54’4”) in height. The applicant notes all building heights will conform with federal requirements. The site plan indicates all building setbacks are over fifty (50) feet from each property line. The proposed building setbacks conform with ordinance standards. The applicant proposes two (2) access points for the hotel located on the north side along Dave Grundfest Jr. Drive and a second access point along a private road, Old Grundfest Road. The site plan indicates this as a private road and will be improved as part of the development. The applicant notes one-hundred sixteen (116) parking spaces, four (4) of which are to be ADA with one (1) ADA van space for the hotel. The site plan indicates most of the parking to be located in the front and rear of the hotel. Parking is also located along the sides of the hotel. There is parking for large vehicles and overflow parking on the west side of the hotel along Dave Grundfest Jr. Drive. Section 36-502(b)(1)(f) of the City’s Zoning Ordinance requires a minimum of ninety-nine (99) parking spaces for the proposed hotel use. The proposed plan conforms with this requirement. The applicant notes a dumpster to be located in the northeast corner of the property. All dumpster areas must be screened and comply with Section 36-523 of the City’s Zoning Ordinance. All signage must comply with Section 36-554 (signs permitted in industrial zones). All sight lighting must be low-level and directed away from adjacent properties. Phase II will be developed on the remaining portion at a later date and will include a travel plaza and gas island. The applicant notes the travel plaza will operate 365 days a year, 24 hours a day. Three (3) access points are proposed for the travel plaza, one along E Roosevelt road to the south, along Dave Grundfest Jr. Drive to the west and along Old Dave Grundfest Road to the east. All proposed building setbacks conform with ordinance standards. Parking is provided on the east and west sides of the travel center and south of the hotel with additional parking along E Roosevelt Road and Dave Grundfest Jr. Drive. Section 36-502(b)(3)(e) of the City’s Zoning Ordinance requires a minimum of 28 parking spaces for the proposed convenience store use. The proposed plan conforms with this requirement. The applicant is proposing no signage at this time. All future signage must comply with Section 36-554 (signs permitted in industrial zones). The site plan indicates a dumpster off the northwest corner of the travel plaza. All dumpster areas must be screened and comply with Section 36-523 of the City’s Zoning Ordinance. All sight lighting must be low-level and directed away from adjacent properties. Staff is supportive of the requested conditional use permit to allow a hotel and travel plaza development on this I-2 zoned property. Staff views the request as reasonable. Airport Hotels, LLC and Airport Lodging, LLC are located to the south of the proposed site along E Roosevelt Road. There are two (2) additional hotels located in the area south of Interstate 440. Staff believes the proposed development is consistent with the use pattern in this area and the development should have no adverse impact on the general area. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit, subject to compliance with the comments and conditions outlined in paragraphs D, E and F, and the staff analysis, of the agenda staff report.