HomeMy WebLinkAboutstaff reportNovember 29, 2012
ITEM NO.: 1.2 FILE NO.: MSP12-06
Name: Master Street Plan Amendment, removing the extension of
Wellington Plantation Drive
Location: Wellington Plantation Drive from current terminus to Rahling Road
Request: Remove Collector designation
Source: Tim Daters, White-Daters
PROPOSAL / REQUEST:
A Master Street Plan amendment in the Chenal Planning District to remove the
extension of Wellington Plantation Road as a Collector from its current terminus
to Rahling Road.
MASTER STREET PLAN:
Wellington Plantation Drive is a Collector. This Collector goes north and west
from Wellington Village Road (a Collector) to Rahling Road a Minor Arterial. The
primary function of a Collector Street is to provide a connection from Local
Streets to Arterials.
BICYCLE PLAN:
There is a Class III Bike Routes shown along Wellington Village Road and a
Class I Bike Path shown along Rahling Road. Bike Routes require no additional
right-of-way or pavement markings, but only a sign to identify and direct the
route. A Bike Path is to be a paved path physically separate for the use of
bicycles. Additional right-of-way or and easement is recommended. Nine -foot
paths are recommended to allow for pedestrian use as well (replacing the
sidewalk).
PARKS:
According to the Master Parks Plan, this area is within eight blocks of a park or
open space. The Property Owners Association Park is to the south at Wellington
Village Road and Loyola Drive.
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
November 29, 2012
ITEM NO.: 1.2 (Cont.
ANALYSIS:
FILE NO.: MSP1
The requested amendment would remove the connection, a Collector, between
Rahling Road and the subdivision of 'Villages of Wellington'. It would force all
traffic from these neighborhoods to travel along Wellington Village Road to Kirk
and on to Rahling Road if they wished to travel to the north or northwest. The
applicant has indicated that reason or justification for the removal of the Collector
connection is 'other improvements' and 'low projected traffic volume' for this
proposed road.
The connection that would be lost with this amendment first appeared on the
Master Street Plan in 1988 as an Arterial alignment. It was to be a continuation
of 36th Street which would have turned north traveling through what is now the
Woodlands Edge Subdivision and the Villages of Wellington Subdivision. That
alignment through the Woodlands Edge Subdivision is generally what is now a
Collector named Woodlands Trail. Sections of Wellington Village Road and
Wellington Plantation Drive generally follow other sections of that alignment
through the Villages of Wellington Subdivision.
Staff is not aware of any new street improvements that are not already called for
by the Master Street Plan. The ultimate volume on Wellington Plantation Drive if
it continues to Rahling may be below the 'design volumes' in the Master Street
Plan of Collectors. However the function of a Collector is to collect traffic from
neighborhood streets and bring it to the Arterial system would still exist.
In western Little Rock, the grid street pattern has not been developed. Many
Local streets are loop or cul-de-sacs. There are no regulations to require the
connectivity of a grid street system. The result in western Little Rock is longer
trips to services, work and play. Most 'trips' must include travel on a Collector
and Arterial, resulting in higher volumes on these roads. With no alternatives,
volume and congestion is likely to be greater on the Collectors and Arterials.
In 2010 and 2011, traffic counts were made for Wellington Village Road. Those
counts revealed an average daily volume (ADT) range from 2000 to 2500 trips
west of Wellington Plantation Drive. Traffic counts for Rahling Road indicate it is
currently over 12,000 ADT near Pebble Beach. A Collector built to Master Street
Plan standard would have a free follow of traffic up to a volume of 5000 ADT and
an Arterial to 18,000 ADT. The applicant's Traffic Study (provided to staff
approximately November 1) clearly states that it assumes Wellington Plantation
Drive extension to Rahling Road will not happen. Thus its findings and
recommendations are not included in the review.
The City's Public Works Department has raised concern that the removal of
Wellington Plantation Drive would limit access to some 85 homes to a single
access. This is in conflict with the International Building Code that states
that there must be two (2) vehicle accesses for subdivisions in excess of
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November 29, 2012
ITEM NO.: 1.2 (Cont.) FILE NO.: MSP12-06
30 residential structures for emergency vehicles. (Either a second access must
be provided or the homes will have to be sprinkled). They also noted the lack of
north -south connectivity in the vicinity. The removal of Wellington Plantation
Drive would further reduce north -south connectivity. (There would be no north -
south connectivity from Bowman Road to Kirk Road).
It is desirable to distribute the traffic to reduce any impacts on any one area.
The completion of Wellington Plantation Drive would distribute some traffic off of
Wellington Village Road. Both of these streets are Collectors on the Master
Street Plan and both have single-family homes fronting them. In both cases the
roads were shown as Collectors prior to construction of the roads and the
adjacent homes. Reductions in connectivity only increase traffic volumes on
other streets and often result in long trip distances for the driver.
The loss of connectivity and the creation of a single access to the area with more
than 30 residential units, may hurt the City with any future reviews for fire ratings.
For future Planning issues it is important to attempt to improve the situation for
the overall City and area, not just look at an issue with localized concerns.
Connectivity benefits public safety and the traveling public.
NEIGHBORHOOD COMMENTS:
Notice was sent to the Villages of Wellington Community. Staff has received no
comments by the time of writing this item.
STAFF RECOMMENDATIONS:
Staff believes the change is not appropriate.
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