HomeMy WebLinkAboutminutesApril 22, 2004
ITEM NO.: 25 MSP04-01
NAME: Master Street Plan Amendment to Remove Collector
LOCATION: Removal of Collector NW of the Proposed Grandwood Collector
SOURCE: Cooper Land Development, Inc.
STAFF REPORT:
The request is to remove a proposed collector north of Crystal Valley Road and
northeast of Colonel Carl Miller Road. The proposed collector, generally follows
the southern ridgeline north of Crystal Valley Road. To the north is rugged
terrain with two ridges, while south of the proposed collector is somewhat more
developable. The area which would be serviced by this Collector is rural to
undeveloped.
The Collector pattern in this area was added to the Master Street Plan in 1988.
At that time the City elected to error on the side of maximum development. That
is show the most number of roads one would possibly expect and remove them if
it turns out they are not needed. The City's concern was if they were not shown,
the City would never be able to get the road.
Since the area was basically undeveloped in the late 1980s, a pattern of quarter
mile spacing was used. This was an accepted standard for Collector spacing.
The existing topography both ridgeline and stream was used to adjust the
spacing. Any existing development was also considered when selecting the
general location for new collectors.
The Developer of a 360± acre area has indicated a willingness to build a
proposed Collector (proposed Grandwood) shown on the Plan as well as help
with portions of two Minor Arterials. However due to topography, they question
the need for a second Collector which goes from their property to the northwest.
They argue that due to the limitation on developability due to the topography
there is not a need for this Collector.
There is no question that the land to the north and northwest is very steep. It is
so steep that access is likely to be very limited. The best access to the two ridge
lines is from the proponents property, as proposed on the conceptual preliminary
development plan submitted by the proponents.
April 22, 2004
SUBDIVISION
ITEM NO.: 25 (Cont.) MSP04-01
The two ridges are currently zoned single family. Assuming development occurs
after annexations a likely density would be that of the Walton Heights
Neighborhood north of Highway 10 just west of 1-430.
The Walton Heights Subdivision density is approximately one home per acre.
The density of homes in the concept plan submitted by the proponent also has a
density of approximately one home per acre in similar topography. This is would
result in approximately 150 homes. If the area develops prior to annexation and
takes all its access via this proposed road approximately 25 to 50 homes are
likely to use the proposed road. These homes are in addition to the seventy or
more homes in the proponents proposed development which would use this road
to get from their home to the arterial system.
After considering the likely development pattern, the Plans and Public Works,
staff believes a Collector should be required to serve the area. Due to the limited
development and limited access, a Collector type -street will be needed to service
the ridge top homes, but at a reduced standard.
STAFF RECOMMENDATION:
Denial of the reduction in classification but approval of a modified design
standard (60 foot right-of-way with a 31 -foot street paving width).
PLANNING COMMISSION ACTION: (APRIL 22, 2004)
The item was placed on Consent for approval as amended. By unanimous vote
10-0 the item was approved.
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