HomeMy WebLinkAboutstaff reportJune 7, 2012
ITEM NQ.: 3
FILE Na.: MSP12-03
Name: Master Street Plan Amendment — moving the Collector Designation
from Patrick Country Road to Valley Ranch Road
Location: Patrick Country Road and Valley Ranch Road, north of Cantrell
Road
Request: Move the Collector Designation from Patrick Country Road to
Valley Ranch Road
Source: Joe White, agent for FC Grass Farms LLC
PROPOSAL / REQUEST:
Master Street Plan amendment in the River Mountain, moving the Collector
designation from Patrick Country Road to Valley Ranch Road from Cantrell Road
to the intersection of these two roads. This change would relocate the Collector
designation to the west along the alignment of Valley Ranch Road to Cantrell
Road, rather than proceeding due south to Cantrell Road along Patrick Country
Road.
MASTER STREET PLAN:
Patrick Country Road is shown as a Collector on the Master Street Plan. Valley
Ranch Road is a Local Street on the Master Street Plan, with non-residential
zoning. Local Streets abutting non -single family zoning are considered
Commercial Streets. Commercial Streets have a design standard the same as a
Collector. Thus both roads are constructed or will be constructed to the same
standard. Valley Ranch Road goes from Patrick Country Road west and south to
Cantrell Road, while Patrick Country Road continues due south to Cantrell Road.
BICYCLE PLAN:
The Bicycle Plans shows no bike routes along either alignment.
PARKS:
The Little Rock Parks and Recreation Master Plan shows only a portion of this
area meets the eight -block strategy (a park or open space within eight -blocks).
HISTORIC DISTRICTS:
There are no city recognized historic districts that would be affected by this
amendment.
June 7, 2012
ITEM NO.: 3 [Cont.
ANALYSIS
FILE NO.: MSP12-03
The request is to make Patrick Country Road a Local Street south of its
intersection with Valley Ranch Road to Cantrell Road and to make Valley Ranch
Drive a Collector from this point. Currently Valley Ranch Drive is a Local
'Commercial' Street and has been constructed to Collector standards. It has a
60 -foot right-of-way and is 36 -feet wide. Patrick Country Road is a rural county
road that has not been improved, but through zoning activity additional right-of-
way to a Collector standard has been dedicated along much of its length.
The primary function of a Collector Street is to provide a connection from Local
Streets to Arterials. The primary function of a Local Street is to provide access to
adjacent properties. Local Streets that are abutted by non-residential zoning/use
or more intensive zoning than duplexes are considered as "Commercial Streets".
A Collector design standard is used for Commercial Streets.
With either roadway the properties north of Cantrell would be provided access to
Cantrell Road. The location of the intersection with Valley Ranch Road with
Cantrell is close to equal distance from the next existing signalized non -local
street intersection to the west and east along Cantrell Road. The Patrick Country
Road intersection with Cantrell Road is much closer to Chenonceau Boulevard to
the east than The Divide to the west.
The current development pattern along Patrick Country Road is for the
developments not to take access to Patrick Country Road. The apartments
(Stoneridge Apartments) along the west of the road; the single-family attached
development north of that; and a proposed single-family subdivision, east of
Patrick Country, all do not and will not take access to Patrick Country Road. This
is a distance of approximately 1100 feet along Patrick Country Road from the
intersection with Valley Ranch Road to the south. Public Works recommends
that Patrick Country Road be renamed to Valley Ranch Drive as it proceeds
north from its intersection with Valley Ranch Road.
Either Patrick Country Road will not be constructed (abandoned) or it would be
built as a Local 'Commercial' Street if the amendment is approved. With or
without the amendment, Valley Ranch Road has been and will be constructed to
Collector standards as a Local 'Commercial' Street or a Collector. Thus the
impact on the adjacent properties or the driving public's perspective of the
change will be non-existent unless the Patrick Country Road is also abandoned.
NEIGHBORHOOD COMMENTS:
Notices were sent to the forty-seven adjacent property owners as well as the
Coalition of West Little Rock Neighborhoods. Staff has received informational
calls from area residents.
K
June 7, 2012
ITEM NO.: 3
TAFF RECOMMENDATIONS:
Staff believes the change is appropriate.
FILE NO.: MSP12-03
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Case: MSP12-03 N
Location: North of Cantrell Road, between
Patrick Country and Valley Ranch Roads
Ward: 5
PD: 20 Fee,
CT: 42.05 0 250 500 1,000 1,500 2.000
TSR: T2N R14W 14