HomeMy WebLinkAboutminutesJune 17, 2004
ITEM NO.: 12 _ FILE NO.: MSP04-02
Name: Master Street Plan Amendment - Ellis Mountain Planning District
Location: Kanis Road near Chenal Parkway and Wellington Hills
Request: Functional Classification, Adoption of -a Design Standard and
Intersection Alignment
Source: Robert Brown, Development Consultants, Inc.
PROPOSAL / REQUEST:
Master Street Plan Amendment in the Ellis Mountain Planning District for a
Functional Classification change, a change in Design Standards and adoption of
an Intersection Alignment. The first part of the application is to change the
Functional Classification of the existing alignment of Kanis Road from the
eastern intersection of Chenal Parkway eastwards to the west end of Rock
Creek Bridge. For this report, this section is referenced in this report as the
"Existing Alignment." This section is currently shown as a local street to be built
to Commercial standards as warranted. The proposal is to change the
Functional Classification to Minor Arterial. The applicant has stated the reason
for the proposed change in the classification is "(i) Increased benefits to traffic
flow and public safety and (ii) to clarify the classification of the street under the
Master Street Plan. In the revised application, it is requested that the design
standard be a "Minor Arterial five lane without bike lanes."
The second part of the application is to adopt a design standard of "Minor
Arterial five lane without bike lanes" for the proposed alignment of Kanis instead
of the current design standard of a right-of-way 90 feet with four -lane section,
turn lanes at major intersections, 14 -foot center median, 5 -foot sidewalks, and
median cuts limited to 600 -foot minimum spacing" as stated in Ordinance
#17,958 (March 16, 1999). For this report, this section is referenced in this
report as the "Proposed Alignment."
The third part of the application is to adopt an alignment of the intersection of the
Proposed Alignment with the Existing Alignment. The question is whether
through traffic continues on the Existing Alignment of Kanis Road to intersect
Chenal Parkway at the Kroger shopping center as the applicant requests or if the
through traffic switches from the Existing Alignment to the Proposed Alignment to
intersect with Wellington Hills Road.
June 17, 2004
ITEM NO.: 12 [Cont.] FILE NO.: MSP04-02
CURRENT MASTER STREET PLAN:
This amendment is close to the West Loop and other arterials. The West Loop
is approximately one mile to the west starting at the intersection of Rahling Road
and extending southwards crossing the western leg of Kanis Road at Edswood,
crossing Colonel Glenn Road, Lawson Road and continues southward before
intersecting 1-30 at the County Line exit. Kanis Road west of Chenal Parkway is
a Minor Arterial westward to the Burlingame Road intersection where it becomes
a Principal Arterial to the planning boundary line. Rahling Road is a Minor
Arterial from Chenal Parkway to Hinson Road where it and Taylor Loop's eastern
leg form the remainder of the Minor Arterial to continue to Highway 10.
This "Proposed Alignment" of the Minor Arterial has been shown on the Master
Street Plan since the 1988 rewrite of the plan (Ord. 15,519). The previous
version Ord. 14,210 of March 16, 1982 also shows that Kanis was a Minor
Arterial from Rock Creek Parkway to 12th Street. The graphics on page 28 of
that document clearly shows that minor arterial intersects Rock Creek Parkway
(now know as Chenal Parkway) at Wellington Hills. There have been other
changes in the area, but none to the sections in question to the west of the Rock
Creek Bridge.
The Master Street Plan shows a Minor Arterial extending southward from Rhaling
Road along Champlin/Wellington Hills/Kanis Road to the intersection of Kanis
and Cooper Orbit Road for north/south movements. (The Minor Arterial
continues on to 12th Street in an ease -west fashion.) Ordinance #16,801 (Dec.
20, 1994) changed the alignment back to the current alignment of Kanis Road
from 1100 feet± south of Baker Lane to the Rock Creek Bridge. This change
was for a segment south and east of the subject area in this amendment, but
does in the ordinance state that this is a "north -south alignment from Rock Creek
south to Cooper Orbit Road". Minor arterials by definition provide the
connections to and through an urbanized area by providing short distance travel
(as opposed to Principal Arterials that serve through traffic and connect major
traffic generators). Generally Minor Arterials are spaced at one -mile intervals
and have a right-of-way of 90 feet. The Master Street Plan text states "newly
created or existing minor arterials that have not been partially constructed may
select either of the three approved sections at the time of the preliminary plat
applications. The preferred section is the divided four lane section."
Ordinance #17,958 (March 16, 1999) amended the Design Standards by adding
a footnote to the section of Kanis Road from Chenal Parkway to West 12th
Street. "Design Standards for Kanis Road from Chenal Parkway to Bowman
Road shall be as follows: right-of-way 90 feet with four -lane section, turn lanes at
major intersections, 14 -foot center median, 5 -foot sidewalks, and median cuts
limited to 600 -foot minimum spacing." The Whereases of this ordinance state:
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June 17, 2004
ITEM NO.: 12 (Cont._ _, __ FILE NO.: MSP04-02
"Whereas, Kanis Study Committee and Mehlburger Engineering Firm reviewed
[the] corridor and developed several alternative designs for roadway
construction; and Whereas, Planning Commission reviewed [the] Committee's
and Mehlburgers's work". This study clearly shows the Minor Arterial intersecting
Chenal at the Wellington Hills intersection. This design standard would apply to
the "Proposed Alignment" as referenced in this report. This report shows the
Existing Alignment as a two lane commercial street. The through traffic would
leave the Existing Alignment for the Proposed Alignment and intersect Chenal
Parkway at Wellington Hills Road. The Proposed Alignment would include a
sweeping curve to transition from the Existing to the Proposed Alignment.
The Master Street Plan shows the "Existing Alignment" as a local street. Any
street that has non-residential zoning or multi -family zoning abutting is subject to
the standards of a Commercial Street Design Standard. The Design Standard
for a Commercial Street is a right-of-way of 60' and a minimum paving width of
31' or 36' as approved on the preliminary plat. Sidewalks are to be on both sides
and five feet wide for commercial applications.
There are no plans for widening Existing Alignment outside the half street
improvements as required. A letter from Tom Carpenter, City Attorney by
Stephen Giles, Deputy City Attorney, dated April 9, 1996.states "6. The Board of
Directors denied the developer's request for a waiver of half commercial street
improvements to Kanis Road along the boundary of the property." Plans for
building proposed alignment are clarified in the same letter. It states 'A. The
developer agreed to construct full width for one half of the length of the unnamed
arterial on the east side of the property, but the cost would not exceed one half
of the cost of half width improvements for the total boundary length."
HISTORIC DISTRICTS:
There are no historic districts that would be affected by this amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
This area is covered by the Rock Creek Neighborhood Action Plan. The 1998
plan states to: "Realign Kanis Road to intersect with the eastern portion of Kanis
Road and no longer intersect with Chenal Parkway" and "Complete Champlin
Drive and Villages of Wellington Road to Kanis Road, and construct the
intersection of Chenal Parkway and Champlin Drive; fund with a bond issue
(build prior to development)". These objectives in the plan are contrary to
portions of the Master Street Plan and the amendment as filed.
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June 17, 2004
ITEM NO.: 12 Cont. FILE NO.: MSP04-02
HISTORY:
Z-6318 In the Dairyland PCD Final Approved Site Plan, "half street
improvement for a 36' collector street section" were noted. Also, Kanis Road
intersections to be constructed to Master Street Plan Standard on Southwest'/
of proposed intersection.
A Dedication Deed dated mid April 1998 for dedication of right-of-way for
property along Chenal Parkway and at the southwest corner of the intersection of
Kanis and Chenal. This dedication does not include any dedication along Kanis
Road.
S-1154 In the Dairyland PCD Final Approved Site Plan, "half street improvement
for a 36' collector street section" were noted. Also, Kanis Road Intersections to
be constructed to Master Street Plan Standard on Southwest'/4 of proposed
intersection.
Z -4933-D Mechanics Lumber Company Long Form PCD. According to a
November 20, 1990 Minute record of the Planning Commission, Public works
stated that "Kanis Road on the Mechanics Lumber Frontage will be a two lane
collector and right-of-way is already in place.)
Warranty Deed 93 14922 states that the City of Little Rock purchased the 90'
right of way from Eugene Pfeiffer for $71,330.
ANALYSIS:
This area is in a developing section of town with constantly increasing pressures
on the road system. There is scattered development in the area. On Chenal
Parkway in this area, less than half of the parcels are developed. On Kanis, the
amount of developed land is much less. When fully developed, this area will
have major traffic concerns.
FUNCTIONAL CLASSIFICATION:
The Master Street Plan shows at different locations across the city a proposed
alignment that is different than the existing alignment. For example, Cooper
Orbit Road at Kanis, Bowman and 36th Street area and Ironton Road at Dreher
Cutoff. These proposed alignments would improve flow of traffic in the area by
providing better alignments of the specific intersections, more space for
additional lanes, better sight distances, less time delays, etc.
If the Functional Classification is changed to a Minor Arterial, there are conflicts
with the spacing of the driveways into the Kroger shopping center. If this was a
new development, the closest a drive could be to the intersection is 300 feet.
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June 17, 2004
ITEM NO.: 12 (Cont.
FILE NO.: MSP04-02
This driveway is approximately 150 feet from the south right-of-way line of
Chenal Parkway. There is a second drive to serve the center located
approximately 190 feet to the south of the first. This spacing of the northern
drive creates conflicts of movements that should not be condoned. If the Design
Standard is approved, should not the driveway spacings be considered also? If
so, the two drives serving the center should be consolidated towards the south.
The possibility of aligning the drive to be across from the entrance to the National
Home Center's drive and serving as a shared drive between the shopping center
and the carwash property should be explored.
DESIGN STANDARD:
Ordinance #17,958 (March 16, 1999) amended the Design Standards by adding
a footnote to the section of Kanis Road from Chenal Parkway to Vilest 12th
Street. "Design Standards for Kanis Road from Chenal Parkway to Bowman
Road shall be as follows: right-of-way 90 feet with four -lane section, turn lanes at
major intersections, 14 -foot center median, 5 -foot sidewalks, and median cuts
limited to 600 -foot minimum spacing." The proposal from the applicant is to
accept one of the pre -approved standard sections as stated in the Master Street
Plan. The application is to accept the "Minor Arterial 5 Lane without Bike Lane"
as the standard. It is described as having a right-of-way of 90 feet with five -lane
section with a continuous left turn lane, 5 -foot sidewalks along the property line.
The major difference between the proposed and the existing is the deletion of
the median and the deletion of a minimum of 600' spacing of median cuts in the
proposed. According to the Tax Assessors' maps and deeds, the total length of
the right of way that the City owns for the Proposed Alignment is 628'. This
issue of 600' spacing of median cuts in this segment would limit access to right in
and right out since left hand turns off of the roadway would be prohibited. If the
design standard is changed, the access should be as far from the intersections
as possible and be coordinated with access on both sides of the street.
INTERSECTION ALIGNMENT:
The Master Street Plan does not necessarily define intersection alignments. It
does specify which is the through movement. A through movement could be
defined as proceeding through an area or intersection following the straight or
curving roadway without making conscious left or right turns. The plan currently
shows the through movement of traffic (if traveling north-west on Kanis) to leave
the current alignment of Kanis after passing over the Rock Creek Bridge and
enter the Proposed Alignment along a sweeping curve to intersect with
Wellington Hills at Chenal Parkway. A motorist would be forced to make a left
turn onto the Existing Alignment of Kanis Road at the intersection. The
application would change this to where the through traffic would continue on
Kanis Road and intersect Chenal Parkway at the Kroger Shopping Center. A
motorist would be forced to make a right turn onto the Proposed Alignment of
Kanis Road at the intersection.
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June 17, 2004
ITEM NO.: 12 (Cont.) FILE NO.: MSP04-02
TRAFFIC STUDY:
The applicant provided Staff with a traffic study titled "Traffic Study Kanis Road
Master Street Plan Issue prepared for: Whisenhunt Investments:" It shows
different scenarios: the existing condition; Scenario One with the alignment as
proposed with the through traffic continuing on Kanis Road; Scenario Two with
the through traffic continuing on the Proposed Alignment; Scenario Three based
on the Scenario One alignment with additional lanes added to the existing and
proposed alignments; and Scenario Four based on the Scenario One alignment
with additional lanes added to Chenal Parkway as well as the ones previously
mentioned. The Level Of Service (LOS) numbers are based on the three
intersections. The overall LOS for Existing Conditions of the Chenal/Kanis
intersection are D and C.
Scenario One and Two are based on the following statement: "Projected traffic
conditions include projected traffic generated by a variety of development in the
vicinity of Chenal Parkway, Kanis Road and Wellington Hills Road plus existing
traffic volumes with a 10 year growth factor included for two different alignments
of the planned Wellington Hills Road Extension." The Chenal Parkway and
Kanis Road intersection in both scenarios received an "F" in the a.m. peak hour
and an "E" in the pm peak hour. The Chenal Parkway and Wellington Hills
intersection received a "D" in the a.m. peak hour in -both scenarios, but in the
p.m. peak hour, it received a "C" in Scenario Two and a "D" in Scenario One.
The Kanis Road and Wellington Hills intersection was the last intersection
reviewed. This is the intersection of the alignment discussion. In both scenarios,
the a.m. peak hour received an "A", but in the p.m. there is a discrepancy. There
is a typo on the p.m. movements of Kanis Road and Wellington Hills Road
intersection. The supplemental files provided with the report state that the EBRT
— eastbound right turn movement received a grade of "A" while the text of the
report gave it an "F". This would change the Overall Intersection grade from a
"D" to an "A". Overall, the traffic study for Scenario One and Scenario Two are
not radically different.
NEIGHBORHOOD COMMENTS:
Notices were sent to the following neighborhood associations: Spring Valley
Manor POA, Parkway Place POA, St Charles POA, Carriage Creek POA as well
as representatives of the Wellington Hills area (Bob Tyler and Doug McNeil).
Staff has received no comments from area residents.
STAFF RECOMMENDATIONS:
Staff believes all changes are appropriate.
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June 17, 2004
ITEM NO.: 12 (Cont.) FILE NO.: MSP04-02
PLANNING COMMISSION ACTION: (JUNE 17, 2004)
The item was placed on the consent agenda for approval. A motion was made
to approve the consent agenda and was approved with a vote of 9 ayes, 0 noes,
and 2 absent.
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