HomeMy WebLinkAboutstaff reportOctober 2, 2008
ITEM NO.: 8
FILE NO.: MSP08-03
Name: Master Street Plan Amendment removing the Collector connection
from Dixie Road to Chenal Drive
Location: Chenal Drive to Dixie Road, east of Ferndale Cutoff Road
R_ pguest: To remove the Collector from Dixie Road to Chenal Drive
Source: Tim Daters, Chenal Properties
PROPOSAL/REQUEST:
The request is to remove the Collector connecting Dixie Road to Chenal Drive.
CURRENT MASTER STREET PLAN:
Dixie Road extension is shown as a Collector. A Collector provides connections
to the Arterial network and from large developments to the network.
FUTURE LAND USE PLAN:
Currently the Land Use Plan shows the area for Single -Family residential uses.
With Shinall Mountain (ridge) paralleling the proposed Collector to the north
shown as Park/Open Space.
HISTORIC DISTRICTS:
There are no historic districts that would be affected by this amendment.
CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN:
There are no City recognized Neighborhood Action Plan that would be affected
by this amendment.
ANA[ YSIS-
Dixie Road extension connects the Dixie Road residential area off of Ferndale
Cut -Off Road with the subdivisions of Chenal Valley, Chenal Drive. The tracts in
the Dixie Road addition range from over 1 acre to near ten acres and are
generally developed with single-family homes. This area is rural in character and
has been developed without city regulations. The subdivisions of Chenal Valley
are more suburban, subdivision of lots between a third to one acre. The parcels
have been platted and developed as part of the City of Little Rock with all the
rules and regulations that go with that.
October 2, 2008
ITEM NO.: _8 (Cont.) _ _ FILE NO. MSP08.03
The Collector connection is mostly outside the corporate limits of Little Rock.
The City Limits in this location has not moved in several decades. The
subdivisions of Chenal Valley are only partially developed at this time. The two
areas are in two different drainage basins (the Little Maumelle to the west and
Rock Creek to the east). The proposed road passes through a narrow steep
valley. There are three ridges between Denny Road and Cantrell Road (Highway
10). One of these has the various transmission towers for Central Arkansas
radio and TV stations. The area is very steep with slopes of greater than 30
percent. Even though most of the area is shown for Single Family use, this
makes development difficult if possible at all.
With the limitations of the land in this area, a Collector would not be needed to
move people from this area to the Arterial network. The remaining purpose
would be to provide a connection. A connection at this location would mean
residents in the future subdivision at the western end of Chenal Valley could
more easily access Ferndale Cut-off Road. And the residents along Ferndale
Road could more directly connect to the subdivisions of the western end of
Chenal Valley. The County Planning director has indicated the County has no
issue with the removal of this collector.
Currently the areas along Ferndale Cut-off Road and to the west are mostly
developed with large -lot residential subdivisions. This type of development is not
as likely to request voluntary annexation to the City. Most annexations to the
City have been voluntary for the some twenty plus years. The City, during the
last couple decades, has initiated only 'clean-up' types of annexation. The need
to provide city services (police, fire, sanitary waste, etc.) between both areas in
the near or mid-term is not likely. The Public Works department has indicated
they have no issues with removing the proposed Collector connection.
The existing development pattern along Ferndale Cut-off Road has not been
done with the idea of this connection being made. No other developments
existing or proposed would be impacted by additional unplanned for traffic if the
connection were not made. The Chenal development has been designed such
that all the services and employment opportunities are in the other direction.
This connection was always a secondary or'back door' type of connection. The
impact on Chenal Drive would likely be minimal. The actual development of the
Chenal subdivisions will have a much greater impact on Chenal Drive.
While traffic could increase slightly due to trips that might have moved west along
the Collector to Ferndale Road, there also will not be trips from the Ferndale Cut-
off Road area driving along Chenal Drive to access the commercial and office
areas to the east and south.
2
October 2, 2008
ITEM NO.: 8 Cont. FILE NO.: MSP08-03
NEIGHBORHOOD COMMENTS:
Chenal Properties along with two other property owners are adjacent to the
proposed collector alignment.
STAFF RECOMMENDATIONS:
Approval
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Area Zoning
Case: MSP 08-03 N
Location: Dixie Rd.
Ward: Outside of City Limits
PD: 19
CT: 42.11
0 475 950 1,900 Feet
TRS: T2NR14W21