HomeMy WebLinkAboutstaff reportNovember 29, 2012
ITEM NO.: E FILE NO.: MSP12-05
Name: Master Street Plan Amendment, modifying the Collector Standard
between Patrick Country and East Pinnacle Roads
Location: Between Patrick Country and East Pinnacle Roads, north of
Cantrell Road
Request: Modify the design standard
Source: Joe White, White-Daters
PROPOSAL / REQUEST:
A Master Street Plan amendment in the Pinnacle Planning District to reduce the
Collector design standard for the proposed route connecting Patrick Country and
East Pinnacle Roads.
MASTER STREET PLAN:
East Pinnacle Road and Patrick country Road are Collectors and are proposed to
be connected as a Collector. The request is for that portion that would connect
the two existing roads. The primary function of a Collector Street is to provide a
connection from Local Streets to Arterials.
ICYCLE PLAN:
There are no bike routes shown in the immediate vicinity.
PARKS:
According to the Master Parks Plan, this area is within eight blocks of a park.
Pinnacle State Park is located north and northwest of the ownership requesting
the amendment.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
ANALYSIS:
The applicant requested on Friday September 28, 2012 that this item be deferred
to the November 29, 2012 meeting, so that the applicant and Staff may further
discuss this request.
November 29, 2012
ITEM NO.: E (Cont.) FILE NO.: MSP12-05
NEIGHBORHOOD COMMENTS:
Notice was sent to the Coalition of West Little Rock Neighborhoods. Staff has
received a call requesting additional information.
STAFF RECOMMENDATIONS:
Staff is supportive of the request to defer this item.
PLANNING COMMISSION ACTION: (OCTOBER 11, 2012)
The item was placed on the Consent Agenda for Deferral to November 29, 2012
at the request of the applicant. By a vote of 6 for, 0 against and 5 absent the
Consent Agenda was approved.
STAFF UPDATE: (NOVEMBER 29, 2012)
The requested amendment goes along and through a steep ridge -line. To the
north is a railroad and state owned property that is part of Pinnacle State Park.
There is not likely to be much if any access to this land to the north. The land
requesting the Master Street Plan change is undeveloped and wooded with no
subdivision plats filed to show how it might be developed. Much of the
undeveloped land to the west and south of this Collector is on other ownerships
and will likely take access to either The Divide Parkway or Valley Ranch Drive,
not this proposed connection.
Since the Collectors are in place (though not built to full standard) for both
Pinnacle East and Patrick Country Roads, this connection would primarily be for
the land that it passes through. There could be some traffic that uses it to pass
through the area. Through the subdivision process a connection that is
somewhat indirect could be approved making such a movement less desirable.
The actual alignment will be decided with the subdivision plat of this land.
The current Master Street Plan requirement is a 36 -foot wide road within a
60 -foot right-of-way. The request is for a 26 -foot wide road within a 50 -foot right-
of-way. Staff is willing to consider a reduced standard for this connection. Staff
reviewed the request based on the existing zoning pattern with consideration of
the existing topography and lack of development potential north of the ownership
requesting the change. With no actual plat to help staff know how the property
will be developed, some assumptions must be made. They are, that the area
would be developed, totally single-family detached with large -lots well above the
zoning minimum lot size.
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November 29, 2012
ITEM NO.: E (Cont.) FILE NO.: MSP12-05
Upon initial review by Staff, two options were proposed to the applicant. The first
option would be allowing no access except by other streets. This was based on
the approved Collector through the Woodlands Edge Subdivision south of Kanis
Road and west of Bowman Road in west Little Rock. The second option would
allow access to future adjacent lots, but required a large street section that the
applicant originally requested. This is based on experience with other streets in
the area, where homeowners want on -street parking, maneuvering into and out
of drive -ways, and their concerns with traffic on such Collectors. Such a design
has been approved in this Sienna Lakes Subdivision in southwest Little Rock.
After discussion with Staff the applicant modified their request on November 2,
2012 to the 31 -foot wide Collector in a 60 -foot right-of-way. This is the second
option proposed by Staff and has been previous approved in the Sienna Lakes
Subdivision off Crystal Valley Road.
STAFF RECOMMENDATIONS:
Staff recommends approved of the amended application.
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MSP 12-05
Case: MSP 12 - 05 N
Location: East Pinnacle Road and
Patrick Country Road
Ward: N/A
PD: 20 0 5001,000 2,000 Feet
CT: 42.05
TRS: T2N R14W11