HomeMy WebLinkAboutmemo from Moore to Board on Fellowship BibleBoard of Directors Communication
TO: HONORABLE MAYOR AND BOARD OF DIRECTORS
FROM: BRUCE T. MOORE, CITY MANAGE
SUBJECT: FELLOWSHIP BIBLE CHURCH
DATE: JUNE 12, 2006
The request was made at the May 30, 2006, Board of Directors Meeting for staff
to provide clarification regarding whether the Fellowship Bible Church
development is contingent upon the Board of Directors approval of the various
land -use and proposed zoning changes as presented to the Planning
Commission. In addition, staff was to prepare a report on the existing traffic
patterns in the area, supply drawings of the proposed street improvements,
analyze the anticipated traffic patterns if developments occur and address how
any issues will be handled.
The Fellowship Bible Church Conditional Use Permit (CUP) that allowed
construction of the church is a separate administrative item from the land -use
and zoning items before the Board of Directors. However, statements made by
representatives of Whisenhunt Developers (Whisenhunt) and a letter from
Fellowship Bible Church indicate that the real estate sale is contingent in some
contractual way on all of the Shackleford Road property being developed at one
time. According to the developer and Church Officials, this is to facilitate grading
of the sites and road construction.
Fellowship Bible Church has contracted with Whisenhunt, the applicant for the
proposed Land -Use Plan amendments and re -zonings, to purchase a tract of
land at the center of the old Shackleford Road dairy farm for the Church's new
campus. The site is fifty (50) acres and is part of the farm's acreage, for a total of
one hundred ten (110) acres, located north of Chenal Parkway.
The development plans for the entire site are complex, requiring the construction
of multiple streets, improving the intersections and making other infrastructure
improvements. In addition, considerable earthwork must be completed to make
the site usable, which requires the ability to distribute fill material over the entire
property. All street work is to be completed at one time and will commence after
the earthwork is completed to insure high quality roads and intersections. The
City of Little Rock, Arkansas
roadwork to be completed by Whisenhunt is substantial, and includes improving
Chenal Parkway between both intersections where Chenal Parkway intersects
with Kanis Road, as well as the complete construction of the connection of
Wellington Hills Road, Kirk Road, Champlin Drive and Wellington Village Roads.
The end result will be a system of new roads to help disperse existing and future
traffic.
Existing Traffic Patterns:
From its conception in the mid to late 1980's, traffic engineers have envisioned
that Chenal Parkway would likely become one of the busiest traffic corridors in
the City. Since that time, a traffic study in 1996 reached a similar conclusion and
the latest study associated with applications to change land -use and zoning by
Whisenhunt and Deltic Timber (Deltic) has confirmed that prediction.
The land -use plan amendments, conditional use permit and zoning applications
currently before the Board of Directors by Whisenhunt in the vicinity of Kirk Road
and Kanis Road are projected to increase traffic on the Chenal Parkway corridor
after development above that which would occur if the property were developed
according to current zoning and land -use. Projections by Peters & Associates
are that the increases would be approximately 2,000 to 2,500 vehicles per day or
about a 5% - 6% increase in 2016.
As is often the case, any significant traffic increases will be most evident at
intersections. Without improvement, delays at the intersections in the vicinity of
the land would reach undesirable levels regardless of whether the Whisenhunt or
Deltic applications are approved.
As part of their applications, Whisenhunt has proposed a number of road and
intersection improvements that meet or exceed Boundary Street Ordinance
requirements in the vicinity of the development including:
➢ Widening of Kirk Road, north of Chenal Parkway, and an extension of
Kirk Road north to Chaplin Drive.
➢ Intersection improvements at Kirk Road & Chenal Parkway.
➢ The extension of Wellington Hills Road west to Kirk Road and Systems
Drive.
➢ The extension of Wellington Village Road west to Kirk Road.
➢ Adding or extending a third east bound and west bound lane on
Chenal Parkway between the 'East Kanis' and 'West Kanis'
intersections._
➢ Widening and intersection improvements at the westernmost
intersection of Kanis Road and Chenal Parkway.
Taken as a whole, Public Works Staff believes that the street and intersection
improvements proposed by Whisenhunt will mitigate the increased traffic levels
on Chenal Parkway in the vicinity of the proposed developments resulting from
their applications.
Existing Traffic Counts:
The table below summarizes the historic, current and projected traffic counts in
the area. Existing traffic counts are from a 2004 Metroplan Report, and the
26,500 vehicles per day (vpd) figure is typical for a busy arterial road and is
similar in nature to Cantrell Road, east of Interstate 430, or Barrow Road, south
of Interstate 630. At this traffic level, there are generally no significant delays
from the Chenal Wellington intersection west to the west leg of Kanis Road in the
vicinity of the applications.
The 2016 projection in this table is based on the assumption that traffic will
increase as it has in the past. The projected volume of 47,000 vehicles per day
on Chenal Parkway between the east and west legs of Kanis Road is
comparable to existing traffic on Financial Center Parkway, and Cantrell Road
west of Interstate 430. At this level of traffic, turn lanes and intersection capacity
becomes a critical factor in the overall street capacity. Peak hour delays at
arterial intersections can be expected, but generally, a four (4) -lane roadway with
adequate turn lanes can handle this level of traffic.
Traffic Counts on Chenal Parkwa
Chenal Parkway near
j Rahling Road
Chenal Parkway
between Kanis Roads
(East and West)
Chenal Parkway at
Wellinaton Hills Road
Actual 1995
Counts
3-M
11,000
Summary of Previous Traffic Studies:
Actual 2004
Counts from
Metroplan Study
2016
Projection
Based on
Historical
I Trends
20,100 38,900
26,500 47,000
25,800 F 45,500
--
Two other Chenal Parkway traffic studies were previously completed and the
table below summarizes both of those studies. The first study, which was
completed in 1988, served as the basis for the initial design and predicted 45,000
vpd on Chenal Parkway at the intersection with Wellington Hills Road, which is
consistent with the current traffic study.
In 1996, the City commissioned a study regarding the impact of rapidly changing
land -use in the Chenal Parkway corridor between Financial Center Parkway and
Kanis Road. That study showed that at 'full build out,' traffic would approach
78,000 vpd between the east and west legs of Kanis Road, which is far in excess
of the other studies. Full build out assumes that all land in and around the
corridor has been developed according to the desilgnated zoning and land -use
and is generating traffic consistent with those uses. That volume could not be
handled without three (3) travel lanes in each direction and is similar to current
volumes on Interstate 630.
Summary of Past and Current Traffic Studies:
1994 Board Resolution:
A 1994 Resolution was passed prior to the 1996 Traffic Study regarding Chenal
Parkway expansion. The resolution, which is attached, contains three (3) major
points:
➢ Chenal Parkway would not become a six (6) -lane road 'despite the
provisions of the Master Street Plan.'
➢ Unless approved by voters, Chenal Parkway would not be widened
unless property owners voluntarily dedicated the right-of-way and
participated equally in the cost.
➢ Any widening of Chenal Parkway by a bond issue would be voted upon
separately and not combined with any other issue.
' Based on the historical trend, this level of traffic would not occur for around 30 years.
1988 Deltic
1996 City Study
2006 Whisenhunt
Study
Full Build -Out
Study — 2016
Projection — No
Land -Use changes
33,000
Chenal Parkway
56,000
37,000
near Rahling
Road
Chenal Parkway
78,000
51,000
36,000
between Kanis
Roads (East and
West
75,000
42,000
Chenal Parkway
45,000
at Wellington Hills
Road
—
1994 Board Resolution:
A 1994 Resolution was passed prior to the 1996 Traffic Study regarding Chenal
Parkway expansion. The resolution, which is attached, contains three (3) major
points:
➢ Chenal Parkway would not become a six (6) -lane road 'despite the
provisions of the Master Street Plan.'
➢ Unless approved by voters, Chenal Parkway would not be widened
unless property owners voluntarily dedicated the right-of-way and
participated equally in the cost.
➢ Any widening of Chenal Parkway by a bond issue would be voted upon
separately and not combined with any other issue.
' Based on the historical trend, this level of traffic would not occur for around 30 years.
Current Traffic Studv & Analysis:
The latest study was prepared in association with Whisenhunt's applications for
land -use plan amendments and zoning changes, and prepared by Peters and
Associates, who prepared the previous two (2) studies. The study was reviewed
by staff and has been revised a number of times based on comments by Deltic
and City Staff. An initial staff concern was that the original draft assumed future
conditions on Chenal Parkway such as three (3) lanes in both directions, and
extra turn lanes at near -by intersections that would likely not be in place in the
design year. As a result, the current traffic model presents a more conservative
outlook.
➢ The study area is bounded on the west by Wellington Hills Road, on
the east by the future Rahling Road extension to Kanis Road, on the
north by Rahling Road and on the south by Chenal Parkway including
all adjacent properties.
Impact of Various Land Use Chanes:
The table below summarizes the estimated impact on average daily traffic counts
on Chenal Parkway and Rahling Road. The largest impact of the proposed
developments is in the Chenal Parkway at Kanis Road intersections.
Estimated Impact of Various Land -Use Changes
Vehicles per Day and Percent Increase over the 'No Change' Condition
At Full Build -out in the Year 2016
No Land -Use I With Whisenhunt
Chenal Parkway 42,000 44,500(6%)
at Wellington Hills
Road
Rahling Road at 24,800 26,400(6%)
Champlin
With Deltic and
Whisenhunt
Changes
42,700 (14%)
57,200 (11%)
46,800 (11%)
28,400 (15%)
Changes
37,300
Changes (%
increase
Chenal Parkway
39,500(6%)
at Rahling Road
51,400
_
54,000(5%)
Chenal Parkway
at Kirk Road
between Kanis
Roads (East and
Chenal Parkway 42,000 44,500(6%)
at Wellington Hills
Road
Rahling Road at 24,800 26,400(6%)
Champlin
With Deltic and
Whisenhunt
Changes
42,700 (14%)
57,200 (11%)
46,800 (11%)
28,400 (15%)
The following table summarizes the future levels of service for various
intersections if one of both of the land -use and zoning changes are approved.
The most significant reduction in levels of service occurs at the two (2)
intersections of Chenal Parkway with Kanis Road. Levels of service at
intersections range from 'A' being the best level of service and 'F' being the worst
level of service. At level F, long delays can be expected at the intersection for
some turn movements and through vehicle movements.
Projected Level of Service at Various Intersections
At Full Build -out in the Year 2016
Chenal Parkway
at Wellington
Hills Road
Chenal Parkway
at Kanis Road
East)
Chenal Parkway
at Kanis Road
No Land -Use With Whisenhunt
Changes Changes (%
increase)
D D
D I E
C
With Deltic and
Whisenhunt
Changes
D
E
U
Chenal Parkway I F F F
at Systems Drive
Chenal Parkway E E E
at Rahling Road _
Rahling Road at C C C
Champlin Drive
Proposed Street Improvements:
The current study also took into account the following new improvements to the
existing street network that Whisenhunt has committed to build, including:
➢ Widening of Kirk Road from Chenal Parkway north to connect with
Champlin Drive at Rahling Road to arterial standards.*
➢ Construction of a signalized intersection including dual left -turn lanes
at Chenal Parkway and Kirk Road.*
➢ Widening and extension of Wellington Hills Road to arterial standards
from the current terminus west to a new round -about intersection at
Kirk Road and Systems Drive.
➢ Extension of Wellington Village Road to collector standards from the
existing terminus west to the new Kirk Road extension.
➢ Completion of the missing portions of the third traffic lane in each
direction of Chenal Parkway between the two (2) intersections of Kanis
Road except for a small portion of the west -bound lanes near Kanis
Road.*
➢ Widening of the west leg of Kanis Road along the developer's frontage
to one half of an arterial street.
➢ Participation in the cost of a signalized intersection including dual left -
turn lanes at Chenal Parkway and the west leg Kanis Road.*
It should be noted that the Boundary Street Ordinance would have required
several of these improvement but not others. Those in excess of Boundary
Street Ordinance requirements are marked with an asterisk. A map illustrating
the changes is included with this report.
Improvements by Other Developers -
The study assumes that a number of other improvements will be made by other
developers within the ten (10) -year study period including:
➢ Construction of the Rahling Road extension from Chenal Parkway west
and south to Kanis Road by Deltic. To date, plans have been
submitted for a portion to extend Rahling Road to the La Grande Drive
extension.
➢ Widening of the remainder of Rahling Road between Chenal Parkway
and Taylor Loop Road to a four (4) -lane divided arterial standard by
Deltic. This is in accordance with a much earlier agreement with Deltic
that it would construct the additional lanes when traffic counts reach
12,000 vehicles per day as it will during the ten (10) -year study period.
➢ Construction of the Wellington Hills Road extension south to Kanis
Road. Currently, the adjacent property owners have five (5) -year
deferrals on boundary street obligations for this work.
➢ Widening of the northern portion of the west leg of Kanis Road when
that property develops.
➢ Widening at the recently improved Cauley Development on Chenal
Parkway near Kanis Road west.
➢ Construction of a signalized intersection at the Chenal Parkway and
Wellington Hills Road intersection project that is currently under
contract and is being funded by a combination of public dollars from
the 2004 Bond Program and private dollars.
2 Pulaski County had previously agreed to signalize this intersection and
Whisenhunt will pay for the incremental cost to upgrade and provide
additional right-of-way necessary to incorporate the additional lanes.
Staff Recommendation:
The current study by Whisenhunt predicts traffic volumes that are consistent with,
or somewhat higher, than historical trends and the 1988 Deltic Study. The
current study also projects that 2016 traffic volumes will be far less than
predicted by the full build -out study commissioned by the City.
Overall, staff recommends that the study presented by the applicant is a fair
representation of projected traffic growth in the corridor. The volumes predicted
are consistent with historical trends and are volumes that can be handled with
four (4) travel lanes in each direction and full development of turn lanes at
intersections and major- driveways with six (6) lanes between Kanis Road (east)
and Kanis Road (west). A largo traffic volume was predicted for the corridor in
the past, and that trend continues.
In addition, staff is of the opinion that the improvements proposed by Whisenhunt
are reasonable and mitigate the effect of the increased traffic resulting from their
proposed development. The proposed improvements exceed Boundary Street
Ordinance obligations and serve to lessen delays resulting from increased traffic.
It should be apparent; however, that additional improvements will be necessary
in the future. Projections of ultimate traffic volumes from this and previous traffic
studies show that the current four (4) -lane roadway and intersection
configurations will eventually become overloaded whether or not all proposed
land -use plan changes are approved.
If additional information is needed, please advise.
Attachments