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HomeMy WebLinkAboutminutes withdrawalApril 22, 2004 ITEM NO.: A.2 FILE NO.: MSP03-04 Name: Master Street Plan Amendment - Chenal Planning District Location: Between Kirk Road and the Champlin/Wellington Hills Proposed Minor Arterial Request: Removal of a Proposed Collector Street Source: Joe White, White - Daters & Associates PROPOSAL / REQUEST: Master Street Plan amendment in the Chenal Planning District for the removal of a Proposed Collector Street and abandonment of the dedicated Right -of -Way running through the applicant's property. Collector Streets are to provide access to and from the arterial network to a development, subdivision or large center of activity, as well as access to adjacent properties. The applicant wishes to remove the Proposed Collector Street to assemble land for office development. Staff has not expanded the application since the entire length of the segment consists of right-of-way running through the applicant's property and does not extend beyond the two streets it connects. The length of the segment is about 1,390 ± feet. CURRENT MASTER STREET PLAN: The Proposed Collector Street shown would connect Kirk Road to the Champlin / Wellington Hills Proposed Minor Arterial. Kirk Road is shown on the plan as a Collector Street and is built as a rural two-lane road. Kirk Road will need improvements in order to conform to the Master Street Plan standards for Collector Streets. The Champlin / Wellington Hills Proposed Minor Arterial shown on the plan is intended to link Champlin Drive to Wellington Hills Road and would need to be built. The Master Street Plan also shows an extension to Systems Drive as a Proposed Collector Street. FUTURE LAND USE PLAN: The intersection of the Proposed Collector Street with Kirk Road is shown as Commercial except for the northeast corner, which is shown as Office. The property where the Proposed Collector Street will intersect the April 22, 2004 SUBDIVISION ITEM NO.: A.2 {Cont.) FILE NO.: MSP03-04 Champlin/Wellington Hills Proposed Minor Arterial is shown as Multifamily on the west side of the intersection, while the east side is shown as Low Density Residential. All of the land along the segment in question east of Kirk Road is the subject of a Land Use Plan amendment and is a separate item on this agenda. HISTORIC DISTRICTS: There are no historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. ANALYSIS: Pastureland lies on both sides of the Proposed Collector Street. The proposed street segment that would link the office developments west of Kirk Road to the residential areas located north and east of Wellington Hills Road. The removal of the Proposed Collector Street would necessitate that the adjacent property be accessed by other means and could result in more curb cuts, on Kirk Road, Champlin /Wellington Hills, and the Systems Drive extension. The Proposed Collector Street has a dedicated Right -of -Way of 60 feet. The design standards for Proposed Collector Streets are intended to serve a traffic count of 5,000 vehicles per day. Removal of the Proposed Collector Street with the suggested future development pattern would likely increase traffic on Kirk Road and the Champlin / Wellington Hills connection. If approved, the Champlin / Wellington Hills Proposed Minor Arterial would serve the role of providing access to adjacent properties. Minor Arterials are intended to provide access between different sections of the city with the secondary purpose of providing access to adjacent properties. Although Kirk Road, as a Collector Street, is intended to link the neighborhood to an Arterial, this application would increase the traffic on Kirk Road by increasing its use for access to adjacent property. Since the Proposed Collector Street is a short segment that begins at Kirk Road and ends at the Proposed Minor Arterial, it is not as likely that it would become a cut -through street. The Proposed Collector Street would be more likely to be used to access adjacent property. The current street pattern shown on the Master Street Plan anticipated a higher density of land development. The three Proposed Collectors link properties to 2 April 22, 2004 SUBDIVISION ITEM NO.: A.2 (Cont.) FILE NO.: MSP03-04 the Champlin /Wellington Hills Proposed Minor Arterial. If the related land use plan amendments are approved, the Future Land Use Plan would accommodate higher densities of development than is currently shown. Any increased density would generate a larger amount of traffic that would need the proposed streets shown on the Master Street Plan. The Proposed Collector Street in question, as well as the one that would extend Systems Drive, would complement each other to link the office developments to the west with residential areas located east of Champlin /Wellington Hills. If this amendment is approved the Proposed Collector Street located at the end of Systems Drive would serve a higher volume of traffic as the only link between the residential areas to the east and the non- residential areas to the west. Due to the high number of land use plan amendments in this area, there is a need for roads. This amendment bisects an area under consideration for a Land Use Plan amendment for a change from Multifamily to Office, which could increase the intensity of development and could increase the amount of traffic generated. The plan amendment could result in a larger area of intense development between Kirk Road and the Proposed Minor Arterial from Chenal Parkway and the Systems Drive extension. The Proposed Collector Street currently shown lies approximately halfway between Chenal Parkway and the systems drive extension. This Master Street Plan amendment coupled with increases of intensity of development proposed by the Land Use Plan amendment would create a an area of intense development that would only be accessed from streets located at the periphery. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Aberdeen Court Property Owners Association, Bayonne Place Property Owners Association, Carriage Creek Property Owners Association, Chenal Ridge Property, Du Quesne Place P.O.A., Eagle Pointe Property Owners Association, Glen Eagles Property Owners Association, Hillsborough Property Owners Association, Hunters Cove Property Owners Association, Hunters Green Property Owners Association, Johnson Ranch Neighborhood Association, Marlowe Manor Property Owners Association, Maywood Manor Neighborhood Association, St. Charles Property Owners Association, Charleston Heights/North Rahling Rd N.A., Margeaux Place Property Owners Association, and Parkway Place Property Owners Association. Staff has received one comment from area residents. The one comment received was neutral. 3 April 22, 2004 SUBDIVISION ITEM NO.: A.2 (Cont.) FILE NO.: MSP03-04 STAFF RECOMMENDATIONS: Staff believes the change not appropriate based on the suggested land use pattern and information provided. PLANNING COMMISSION ACTION: (December 4, 2003) The item was placed on the consent agenda for deferral to the January 29, 2004 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 11 ayes, 0 noes, and 0 absent. PLANNING COMMISSION ACTION: (January 29, 2004) The item was placed on the consent agenda for deferral to the March 11, 2004 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 11 ayes, 0 noes and 0 absent. 4 April 22, 2004 SUBDIVISION ITEM NO.: A.2 (Cont.) _ FILE NO.: MSP03-04 For copies of letters and emails concerning this item see Item A.I. PLANNING COMMISSION ACTION: (March 11, 2004) The item was placed on the consent agenda for deferral to the April 22, 2004 Planning Commission meeting. A motion was made to approve the consent agenda and was approved with a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: The applicant submitted new information on April 7, 2004. The new submission shows the Arterial and Collector system as proposed by the Master Street Map. There no longer is an amendment and this item should be withdrawn from the Planning Commissions Agenda. PLANNING COMMISSION ACTION: (APRIL 22, 2004) The item was placed on the consent agenda for withdrawal. A motion was made to approve the consent agenda and was approved with a vote of 10 ayes, 0 noes and 1 absent. 5