Z-5654 Staff Analysis.April 20, 1993
ITEM NO.: AFILE NO._: Z-5654
NAME: Pilgrim Road - Long -form PCD and Right -of -Way Abandonment of
Pilgrim Road and Alhambra Court
LOCATION: South side of Chenal Parkway, SE corner at Bowman Road
DEVELOPER: ENGINEER:
JAMES A. MOSES
MOSES-MOSARI
Real Estate
225 East Markham
Little Rock, AR 72201
376-6555
AREA• 12.15 acres
PAT MCGETRICK
MCGETRICK ENGINEERS
11,225 Huron Lane
Little Rock, AR 72211
223-9900
NUMBER OF LOTS: 1 FT. NEW STREET: 0
ZONING: R-2 Single Family
to PCD
PLANNING DISTRICT: 11
CENSUS TRACT: 24.04
VARIANCES REQUESTED: None
STATEMENT OF PROPOSAL:
PROPOSED USES: A home improvement
merchandising center
commercial complex
This applicant proposes a PUD for purposes of developing a "Home
Quarters" facility on this property. The "Home Quarters" store
proposed for this site would consist of 104,000 square feet of
building and 30,000 square feet of garden center. There would be
parking for 480 cars on the site with access provided off both
Bowman and Hermitage Roads. There is no access point proposed on
the Parkway nor a median cut on the parkway.
The request as filed includes a request that the basic C-3 uses in
the zoning ordinance also be allowed on this site. The petition
carries a request that the city abandon Pilgrim Road and Alhambra
Court, both of which are streets bisecting the site.
A. PROPOSAL/REQUEST:
This application consists of multiple ownerships in a triangle
of land bounded by two arterial streets and a collector
street. The property has restricted access at this time due
to the control of access along the Parkway, and the commercial
ordinance requirement for driveway separation on arterial
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ITEM N A (Cont.) FILE NO.: Z-5654
streets. The property would presumably be replatted into a
single tract combining the abandoned rights-of-way and lots
into a single parcel.
B. EXISTING CONDITIONS:
This tract of land has a varied land use mix at this time.
There are several single family properties occupied by
residences. There is at least one C-4 use in the form of a
contractor's building along the Hermitage Road side of the
tract. Most of the land area is in a natural state, with
trees and natural undergrowth. The land area has a
significant elevation change from the Hermitage/Bowman area
falling to the east toward the Parkway at Autumn Road. This
would require significant land reform in order to build.
The adjacent streets are varied as to condition. The Parkway
is to Master Street Plan standards at this time; however,
Bowman Road is being reviewed by the Public Works Department
for significant reconstruction to comply with the minor
arterial standards in association with the Wal-Mart
development. Hermitage Road lying along the south side of the
property remains a narrow and steep two lane county road
standard with open ditches. This street would require
significant modification in the development of this site.
C. ENGINEERING/UTILITY COMMENTS:
Public Works reports that they will require a Traffic
Engineering Impact study. The curb cut on Bowman Road is not
permitted. Access should be taken from Hermitage Road. The
Detention and Excavation Ordinances will apply. A sewer main
extension will be required with easements to serve this site.
The Water Works reports a pro rata front footage charge of
$12.00 per foot along Bowman Road. There is a 6 inch main in
Pilgrim Road which will need to be abandoned. An on-site fire
service plan should be provided illustrating the line sizes
and locations of fire hydrants. Adjustment to or abandonment
of certain facilities in Bowman Road may be required.
D. ISSUES/LEGAL/TECHNICAL/DESIGN:
This application fails one critical point at this time.
Complete ownership is not represented in the application.
There is one or more of the several property owners which have
not submitted a letter of authorization. Additionally, the
City of Little Rock owns two parcels within the boundary of
the application. That property ownership should be resolved
with the City of Little Rock. A landscaping plan for the site
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April 20, 1993
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STEM NO.: A (Cont.) _ -FILE NO.: Z-5554
should be presented involving not only landscaping, but the
buffer standards. A grading plan for the site should be
submitted. A section through the site running east to west is
required.
Hermitage Road should be constructed to a commercial collector
standard with any necessary right-of-way dedicated to a
collector standard. A contribution to the Bowman Road
construction would be appropriate. The enlargement of the
buffer along Bowman Road to about 40 feet will be required
based upon the 5% lot depth requirement.
E. ANALYSIS:
The Planning staff's view of this application is that the site
is currently configured in an inappropriate manner to
accommodate a structure of the nature proposed. The
significant land reforming, the access problem, and inability
to provide most of the parking in front of the store are
significant problems for which we do not immediately find
answers. There will be a significant coordination problem
between this site and the Wal-Mart development on the west
side of Bowman Road as to the excavation for and the
construction of Bowman Road to a five lane arterial.
Significant reconstruction along Hermitage Road will probably
be required in order to match the new grades at. the
intersection of Hermitage and Bowman once the project along
Bowman is completed.
Public Works has indicated to us that there should be serious
consideration given to a redesign of the entire intersection
at Hermitage, Autumn and the Parkway since the five way
intersection currently operates at a very unsafe level.
F. STAFF RECOMMENDATIONS:
The Planning staff's recommendation is a deferral of this
application in order to resolve the several significant issues
pointed out in the several paragraphs above. Specifically,
that associated with the ownership of the land and a means of
coordinating this project with the adjacent Wal-Mart project.
SUBDIVISION COMMITTEE COMMENT: (JANUARY 7, 1993)
The staff presented to the Committee a statement from Mr. Moses
that he was unable to secure all of the commitments from the
various property owners within this application. He desired a
deferral to the March 9 Planning Commission agenda. There was no
discussion of this item. The matter was placed on the agenda for
purposes of the deferral to March 9.
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April 20,'1993
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ITEM A(Cont,)FILE N Z-5654
PLANNING COMMISSION ACTION: (JANUARY 26, 1993)
The Commission accepted a request from Mr. Moses, the applicant,
for deferral of this request until March 9, 1993 in order to afford
the applicant sufficient time to restructure the application and
downsize the acreage. A motion to defer the item was made and
passed by a vote of 10 ayes, 0 nays and 1 absent.
REVISED PROPOSAL/REQUEST:
Prior to the filing date for the March 9, 1993 Planning Commission
hearing, Mr. James Moses contacted staff and indicated that he
needed additional time to amend his proposal and to obtain
authorization from all property owners involved to pursue the
matter. He asked to defer this item to the April 20 hearing in
lieu of the earlier date as proposed at the January 26 Commission
hearing. The item was removed from the March 9 agenda.
The revised proposal is for the construction of the "Home Quarters"
facility to contain 104,090 square feet., plus a garden center of
31,726 square feet. and parking for 507 vehicles. The proposal is
for the building to face east, with all parking in front of the
building. The rear of the building is to face Bowman Rd., with
access for loading to be from Bowman Rd. Two access drives are
shown from Hermitage Rd.
The applicant anticipates paying their "fair share" of the
improvement costs for Bowman and Hermitage Roads, indicating that
they anticipate being responsible for one side only of the cost for
these streets.
The applicant has submitted documentation that all property owners
within the boundary of the proposed development have authorized the
applicant to represent them in putting this application together.
The applicant is negotiating with the City in acquiring the City -
owned parcels and states that it is their understanding that the
City is willing to sell, and that executing an agreement to sell is
a critical element in the proposal.
ADDITIONAL/REVISED ENGINEERING/UTILITY COMMENTS:
Little Rock Water Works reports that the 6" main in Hermitage Rd.
will have to be replaced with an 8" main.
Public Works Engineering comments that the Hermitage Road -Autumn
Dr.-Chenal Parkway intersection is to be re -designed and re -aligned
in the future. Care should be exercised by the developer in
locating the access drive at the east end of the site to avoid
conflict with the re-routing of Hermitage Rd. to the south.
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April 20, 1993
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ITEM A Cont. FILE NO.: Z- 4
Engineering observed that the seven parking spaces at the far east
extent of the property, with access from the drive, are not
acceptable. Engineering reiterated that the Stormwater Detention
and the Excavation Ordinances are applicable.
The Fire Department, Southwestern Bell Telephone Co., and Little
Rock wastewater utility have reviewed the site plan and have
approved the proposal as submitted. Arkansas Power and Light Co.
reports that additional easements are required, and returned the
plat with the locations noted.
SUBDIVISION COMMITTEE COMMENT: (April 1, 1993)
Representatives of the developer, the engineer, and Home Quarters
were present at the Committee meeting. Staff presented the item.
Mr. Pat McGetrick, project engineer, responded to comments from
Public work Engineering: the east drive entrance is approximately
200 ft. from the Hermitage-Autumn-Chenal intersection, and should
not be affected by the proposed re -alignment of that intersection,
and the seven parking spaces which were cited as not being
acceptable can be removed. Mr. McGetrick also reported that the
west drive from Hermitage may be relocated further west in line
with the drive along the front of the building, avoiding a
maneuvering bottleneck with the double 90 degree turns as presently
shown. The representative of Home Quarters reported that the
garden center area is to be increased to take the entire area north
of the store. This will eliminate the drive along the north of the
garden center and keep traffic from trying to use this drive to
access the property by way of Bowman Rd. The Bowman Rd. entrance,
the Home Quarters representative reiterated, is to be limited to
merchandise loading only.
Following the discussion, the Committee recommended the item be
referred to the Commission for final resolution.
PLANNING COMMISSION ACTION: (APRIL 20, 1993)
Mr. Jim Lawson, Department Director, presented the item, explaining
that all requirements necessary for approval of the project have
been met. He added that the Home Quarters and Wal-Mart/Sam's
developers are cooperating in a joint project to construct the
segment of Bowman Road which is contiguous to and lies between
their two properties and the costs of which they are responsible;
further, that Home Quarters has agreed to build the full width of
Hermitage Road which is contiguous to the Home Quarters' property
and for which they would normally be responsible for only half the
width of the improvements. Mr. Lawson.explained that the City has
no mechanism for participating in the improvements to the street on
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STEM NO.: A (Cont.) FILE NO.: Z-5654
the other half of the right-of-way and, when the property is
developed on the opposite side of the street, being reimbursed at
that time by the developer. To avoid the pitfall which would exist
if only one-half the street were built as part of the Home
Quarters' development (e.g., differences in grades between the
existing street section and the reconstructed section; site is
inaccessibility and traffic congestion with only one-half the
street constructed at the outset; etc.), Home Quarters is prepared
to build the entire width of Hermitage Road without assurance of
being reimbursed the costs which would normally be those of the
property owners on the opposite side of the right-of-way when that
property is developed.
Mr. Jim Moses was present to represent the developer. He indicated
that a number of Home Quarters officials were present to answer any
questions the Commission might have. Mr. Moses presented colored
renderings showing the proposed site development plan an the
exterior views of the building. He indicated that Home Quarters
uses the same exterior wall treatments on all four sides of the
building to enhance the aesthetics of the building on all sides.
(This, conceded, is contrary to many situations where the
decorative materials are placed on the front of the building, but
the other faces of the buildings are plain.) Mr. Moses explained
that the rear loading area off Bowman Road will be shielded by a
wall which will be constructed of the same masonry materials as the
building walls and will blend with the building. He reported that
Home Quarters will erect a pylon sign on Bowman Road, approximately
centered along the right-of-way.
After Mr. Moses' presentation and a brief discussion period, the
motion was made and seconded to recommend approval of the item to
the Board of Directors. The motion passed with 9 ayes and
2 abstentions. The item includes the exclusive abandonment of the
right-of-way of Pilgrim Road and Alhambra Court, and the creation
of the "Pilgrim Road PCD".
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