Staff Supports Dyke annexation for Mar. 2 session of LR Board
- OFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
MARCH 2, 2004 AGENDA
Dyke Annexation, No. 299
Bruce T. Moore
Accept the annexation of approximately 368 acres to the City of Little
Rock. Since the area is currently not developed, there would be no immediate
negative impact to the ISO rating. The Fire Department is developing a
strategic plan for facilities, which should address these issues. This land
is west of I430 between Crystal Valley and David O Dodd Roads.
Projected to be positive.
Staff recommends approval. The Planning Commission recommended approval (11
for 0 against) on Thursday January 29, 2004.
Various interested parties and groups were notified and asked for comment
on the proposed annexation during the fall of 2003. The County Judge held a
hearing on the annexation in August 2003 and the Planning Commission
conducted a Public Hearing on the annexation on January 29, 2004.
This site is within the City of Little Rock Planning Jurisdiction. The City
currently exercises both subdivision and zoning jurisdiction over this land.
The area is zoned R2, Single Family. Whether annexed or not with the area
zoned as it currently is, one could legally subdivide this acreage into over
2000 single-family lots (7000 square foot lots). If the area were not
annexed, due to limitations of septic systems the site would likely only be
divided into between 70 to 120 lots (3 to 5 acre tracts). Due to the
topography and natural features of the land the owner has indicated that the
area would be developed into only single family homes with a maximum number
of units in the neighborhood of 500.
The site is currently heavily wooded, with two ridgelines in a northwest to
southeast orientation. Gardner Company Lake is in the northern section of
the annexation area, it lies between the two ridgelines. The stream that
flows from Gardner Company Lake
moves northeast to empty into McHenry Creek. McHenry flows to the southeast
moving under I-430 and Stagecoach Road before emptying into the Fourche
Creek. Two smaller tributaries of Fourche Creek flow parallel to McHenry
Creek with a ridgeline separating each stream. The streams as well as the
ridges run in a northwest to southeast direction.
The land varies from a low of around 320 feet to a high of approximately 460
feet. The southwestern ridge reaches highs of around 460 feet with the
northeastern ridge reaching heights of around 450 feet. Each of the
ridgelines has steep slopes. There is a Floodplain along McHenry Creek,
which includes the northeast corner of the annexation area. Since the area
is outside the City Limits there is no defined Floodway. There may well be a
very small amount of Floodway at the extreme northeast corner of the
The only current street access shall be Crystal Valley Road approximately a
half-mile east of Colonel Carl Miller Road. The Master Street Plan however
shows several additional roads, which would provide access to the area under
consideration. First the Master Street Plan proposes a north-south arterial
approximately along the eastern boundary of this property. This road would
be a continuation of David O Dodd to Crystal Valley Road at Stagecoach Road.
The resulting road would start at Hinson Road as Napa Valley Road changing
to Bowman Road at Mara Lynn Road, again changing name just at Colonel Glenn
Road to David O Dodd Road and finally Crystal Valley Road at Stagecoach
Road. An east-west arterial is proposed to intersect the David O
Dodd/Crystal Valley Road arterial in the southeast section of this
annexation area. The road would be an extension of Crystal Valley Road,
which runs along the northern section lines of Sections 31 & 32 Township 1
North, Range 13 West.
The City Land Use Plan recommends Single Family development of the area
under consideration. The Plan has not been reviewed in this area in some
time. The current zoning for the area is R2, Single Family. The property
owner has indicated that the development plan for the area is residential.
This annexation area is adjacent to sections of Little Rock, which though in
the City Limits for several decades, have not development significantly.
Over the last couple of years interest in development has began. Several
preliminary and final plats for residential subdivisions have been filed
with the City for areas to
the northeast and east of this annexation area. A new multi-screen theater
and other commercial uses have been built about a mile
and half to the north east of the area. Development interest appears to be
building in the areas to the northeast and east.
To the south and southwest, the Otter Creek Subdivision and related
subdivisions have experienced significant increases in the number of units
permitted in the last decade. Several apartment developments have been
constructed along Stagecoach Road to the south and Colonel Carl Miller Road
at Baseline Road to the southwest of the annexation area. In addition to
these residential developments there has been retail and shopping
development both at Baseline and Stagecoach Roads as well as around Otter
Creek Boulevard and Stagecoach Road.
The roads that service the annexation are currently two lane rural
construction type roads. Crystal Valley Road is well below the design
capacity of the current road. However Baseline Road, which Crystal Valley
Road feeds, is nearing capacity. David O. Dodd Road is at less than a
quarter of the capacity of its current design 2 lanes. Both of these roads
are beyond the annexation area, but are the route anyone would have to take
either to or from the area.
Since the developer is still determining the type of homes they will build,
only an approximate impact on the roads and other services can be
determined. Staff will assume that the 500 maximum indicated by the
developer will be the development density for the annexation area. To
determine the development rate, development in Planning Districts 16, 17 and
18 (Otter Creek, Ellis Mountain and Crystal Valley Planning Districts) since
1990 was reviewed versus the development total for the City.
Just under a quarter of the new residential homes have been constructed in
the area south of Kanis Road and West of Bowman Road, including the Otter
Creek area. If we assume that no more than this level of activity will
continue and that no more than half of the activity from the overall area
would occur in the annexation area, an average of fifty homes per year would
be built in the annexation area.
Since there is no approved preliminary plat and the utilities and roads to
connect the annexation area must still be built, development of homes should
still be several years off. New home construction is not likely to start
at least 2005. At a rate of 50 units per year, with a maximum of 500 units,
it would take ten years for build-out.
If the annexation were approved, the area within Little Rock would increase
approximately 0.5 percent to 119.47 square miles.
Staff has completed an annexation review. The analysis assigns the
annexation area a portion of the cost for needed new infrastructure and
maintenance for a ten-year (10) period fire, police, streets, etc. The
model used assumes that the other areas, which will be served by the
infrastructure, will supply the remaining costs. Since the developer will
build all new water, wastewater and streets at standards required by the
City, maintenance and repairs should be minimal. The model found that the
revenue effect on the General Fund of the City of Little Rock should be
positive at a 1 to 1.73 rate.
Thus the area under consideration for annexation should pay its share for
needed services. The areas of concern identified earlier in this report are
generally pre-existing issues. The action of annexation does not produce the
need. Further the needs identified are not currently required by the
annexation area, but rather would be needed only after the area is 51
percent developed. The surrounding area is not currently developed as noted
in the analysis section of this report. If the surrounding area does develop
and the annexation area develops, at that time the fire needs will occur.
The location of fire station(s) in the general area for the annexation
should be identified. Since the annexation area and much of the surrounding
area is not developed the City has time to locate sites and address the
identified future need.
If the area were not annexed, as noted earlier, it would likely develop at a
density of one unit per 3 to 5 acres. This would further surround the City
with large lot, low-density residential development that does nothing to
contain the regional sprawl concerns. If annexed the development pattern is
likely to be more dense. Since the annexation is cost/benefit positive to
the Citys General Fund and the identified problems are long term and can be
addressed, staff recommends the area be accepted for annexation to the City
of Little Rock.