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HomeMy WebLinkAboutboard of directors itemsOFFICE OF THE CITY MANAGER LITTLE ROCK, ARKANSAS BOARD OF DIRECTORS COMMUNICATION DECEMBER 4, 2007 AGENDA Subject Action Required Approved By Master Street Plan Amendment to approve a gOrdinance modified design standard Resolution for Pinnacle Valley Road Approval Information Report Submitted By: Department of Planning and Development Bruce Moore SYNOPSIS A Master Street Plan Amendment to adopted a modified design standard for Pinnacle Valley Road from Cantrell Road to County Farm Road. FISCAL IMPACT None RECOMMENDATION Staff recommends approval. By a vote of 4 for, 7 against the Planning Commission does not recommend approval. CITIZEN Property Owners and associations along Pinnacle Valley PARTICIPATION Road were notified. A public hearing was held before the Little Rock Planning Commission on November 8, 2007. BACKGROUND The proposed design section for Pinnacle Valley Road from Highway 10 to County Farm Road is 22 feet wide of pavement for two travel lanes, two 7 feet paved shoulders and open ditches on both sides. The right-of-way of 90 feet is not proposed to change. This change will bring the City's Master Street Plan in alignment with Pulaski County's Master Street Plan. This will also bring this section of the road into a similar section as the rest of the road. BACKGROUND CONTINUED From County Line Road to the east boundary of the State Park, there is an Alternate Design Standard of an industrial street open drainage standard section. This provides for 28' of pavement with 6' of paved shoulder, 4' of green shoulder, ditches on both sides and a 10' utility easement. Through the State Park property and to the west at the intersection of Highway 300, the section is a 20' wide paving with two 6' paved shoulders, two 2' green shoulders with a 10' utility corridor, open drainage with ditches at a 3 to 1 slope. The traffic and transportation goal of the River Mountain Neighborhood Action Plan states: "Widen Pinnacle Valley Road to a 36 foot 2 -lane road." The infrastructure goal states: "Ensure that roads are improved in a manner that is supportive of all modes of transportation (walking, cycling, automobile, public transit and truck) and help to minimize the conflicts between the various modes." The area has a rural feel and the proposed change would enhance the rural feel. The Park/Open Space on the Future Land Use plan is reflective of the creek and floodway that parallels the road to the west. The floodway's proximity to the road prohibits most development to the west that has not already occurred. The other subdivisions that have been built have had driveways that are internal to the subdivisions, not with driveways that enter onto Pinnacle Valley Road. A street that has less curb cuts on it can function at a higher level of service than one with many curb cuts (driveways). With the development pattern thus far and the limitations set by the floodway, it is conceivable that a two lane road with shoulders as proposed would be able to carry the traffic needs of the area. As of this printing, Staff has received twelve comments from area residents. Nine are in support and three are opposed to the change. Pinnacle Valley Neighborhood Association opposes the change. 2 FILE NO.: MSP07-02 Name: Master Street Plan Amendment - River Mountain Planning District Location: Pinnacle Valley Road from Highway 10 to County Farm Road Request: Alternate Design Standards Source: Staff PROPOSAL/REQUEST: Master Street Plan amendment in the River Mountain Planning District for an Alternate Design Standard. An Alternate Design Standard is shown on the plan when a section of road is desired to be built to a different section than the recommended standard section. These can include a different amount of right of way required, a different number of lanes, shoulders versus curb and gutter, etc. The proposed design section for Pinnacle Valley Road from Highway 10 to County Farm Road is 22 feet wide of pavement for two travel lanes, two 7 feet paved shoulders and open ditches on both sides. The right of way of 90 feet is not proposed to change. This change will bring the City's Master Street Plan in alignment with Pulaski County's Master Street Plan. CURRENT MASTER STREET PLAN: Pinnacle Valley Road is shown as a Minor Arterial on the plan. The current plan for development would be a 90' right-of-way with two travel lanes in both directions with a 14' median in the center. Pinnacle Valley Road connects Highway 10 to the south to Highway 300 in the west. From County Line Road to the east boundary of the State Park, there is an Alternate Design Standard of an industrial street open drainage standard section. This provides for 28' of pavement with 6' of paved shoulder, 4' of green shoulder, ditches on both sides and a 10' utility easement. Through the State Park property and to the west at the intersection of Highway 300, the section is a 20' wide paving with two 6' paved shoulders, two 2' green shoulders with a 10' utility corridor, open drainage with ditches at a 3 to 1 slope. FUTURE LAND USE PLAN: Transition and Mixed Office Commercial are shown along Pinnacle Valley Road near the intersection of Highway 10, Single Family for the majority of the section, Low Density Residential for the apartments located just south of the railroad tracks, and Park / Open Space for the Little Maumelle River. ILE NO.: MSP07-02 (C HISTORIC DISTRICTS: There are no historic districts that would be affected by this amendment. CITY RECOGNIZED NEIGHBORHOOD ACTION PLAN: This area is covered by the River Mountain Neighborhood Action Plan. The traffic and transportation goal states: "Widen Pinnacle Valley Road to a 36 foot 2 -lane road." The infrastructure goal states: "Ensure that roads are improved in a manner that is supportive of all modes of transportation (walking, cycling, automobile, public transit and truck) and help to minimize the conflicts between the various modes." ANALYSIS: The proposed design section for Pinnacle Valley Road from Highway 10 to County Farm Road is 22 feet wide of pavement for two travel lanes, two 7 feet paved shoulders and open ditches on both sides. The right-of-way of 90 feet is not proposed to change. This change will bring the City's Master Street Plan in alignment with Pulaski County's Master Street Plan. This will also bring this section of the road into a similar section as the rest of the road. The area has a rural feel and the proposed change would enhance the rural feel. The Park/Open Space on the Future Land Use plan is reflective of the creek and floodway that parallels the road to the west. The floodway's proximity to the road prohibits most development to the west that has not already occurred. The other subdivisions that have been built have had driveways that are internal to the subdivisions, not with driveways that enter onto Pinnacle Valley Road. A street that has less curb cuts on it can function at a higher level of service than one with many curb cuts (driveways). With the development pattern thus far and the limitations set by the floodway, it is conceivable that a two lane road with shoulders as proposed would be able to carry the traffic needs of the area. NEIGHBORHOOD COMMENTS: All property owners abutting the section of road were notified via certified mail of the proposed changes. Notices were sent to the following neighborhood associations: River Valley and Pinnacle Valley. As of this printing, Staff has received ten comments from area residents. Eight are in support and two are opposed to the change. Pinnacle Valley Neighborhood Association opposes the change. STAFF RECOMMENDATIONS: Staff believes the change is appropriate. 2 FILE NO.: MSP07-02 (Cont. PLANNING COMMISSION ACTION: (OCTOBER 11, 2007) There were only seven Commissioners present, so the applicant requested that the item be differed in order to allow more Commissioners to hear the item. By a vote of 5 for, 2 against, 3 absent and one open position the item was deferred to November 8, 2007. PLANNING COMMISSION ACTION: (NOVEMBER 8, 2007) Walter Malone, Planning Staff reviewed the Master Street Plan in the application area. Pinnacle Valley north of County Farm Road already as a design standard of two -lanes with shoulders. This amendment would make all of Pinnacle Valley Road have that section. With out the amendment the design for this section would be 5 -lanes or 4 -lanes with median. The use pattern is recreation with the State Park, Corp of Engineers Park and the City/County Park as well as large lot residential. The standard for this type of road in the County is two -lanes with shoulders based on their Master Street Plan. With the development pattern Staff believes a two-lane road with shoulders can adequately serve the area. Keith Wingfield, owner and developer of land along the road segment spoke in support of the changes. In 2000 the City and County developed a design for Pinnacle Valley Road from Cantrell Road to the railroad crossing. The design tries to preserve the rural feel, since the use pattern is not commercial. In 2005 Mr. Wingfield started his development and was given a set of plans of what needed to be built. There was discussion about what had been done and that Staff had approved the design. Mr. Wingfield showed the Commission pictures of the area along Pinnacle Valley Road and discussed the types of road designs at each. The City/County Plans were used to build the intersection improvements at Cantrell Road, the first 500 feet. The Plan is for wider lanes, with two shoulders, which could be used as bike lanes and open grass pitches for drainage. This is the same design as has already been approved for Pinnacle Valley Road north of County Farm Road. Mr. Wingfield discussed the design further. The reason his group wants the two -lanes with shoulders is this is not a commercial street. Mr. Wingfield pointed to the River Mountain Neighborhood Action Plan, which recommended a wide two-lane road for Pinnacle Valley Road. State Highway 300 also has a two-lane with shoulders design but only four foot rather than 6 foot shoulders. We need to keep this a rural design for the gateway to Pinnacle Valley. Mr. Wingfield noted the many other alternative design roads through out the City of Little Rock. This is the best engineering solution. Mr. Wingfield Martin spoke against the change. The reason why we are here is because the City did not enforce the Master Street Plan for which Mr. Martin has 3 FILE NO.: MSP07-02 (Cont.) brought suit. Mr. Martin lives on County Farm Road and gave some history of the roads. The design is an oral agreement between the City and County. But the road is in Little Rock and the design is a violation of the Master Street Plan. Pinnacle Valley Road is 10 to 11 foot lanes with open ditches and is very dangerous. There are five major traffic generators along Pinnacle Valley Road — 271 houses with new houses being built; Two Rivers Park/County Gardens; Corp of Engineers Park with 129 Camp sites and 8 pavilions (150 people each); Little Rock Yacht Club; State Park. The City is not following the Master Street Plan and the suit is to require this. The amendment is an attempt to change the Master Street Plan and make the suit moot. The only way to make the street safe is to build the Master Street Plan standard. Mr. Jimmy Green, 5711 Pinnacle Valley spoke against the amendment. Mr. Green recalled a meeting before the Board of Directors on improvements to Pinnacle Valley Road. Since annexation in 1987 no improvements have been made to the road, where have all the tax dollars gone? Richard Downing, Attorney for Mr. Martin spoke against the amendment. Mr. Downing referred to one of Mr. Wingfield's slides. The Commission voted against the development shown and it is not clear what the standard was at that meeting. The Master Street Plan has not been amended in this area. Looking at the slide, where the utilities are is where the second northbound lane should be. There was a City/County agreement to address a traffic problem. From this the County straightened the intersection at Highway 10. There is nothing presented to support a reduction in design. Betty Lowe, 5694 Pinnacle Valley Road indicated people have known for years that Pinnacle Valley Road was a Minor Arterial. The City has not addressed the problems already there and there is no reason to change the Plan. With the Plan 'we' have some hope that some day in the future something will be done. With developments like Mr. Wingfield's the area is no longer rural. There is no other outlet for the valley. When this street is blocked no one can get out for hours. Dr. Laura McHaffry, Veterinary Clinic just south of Mr. Wingfield's development spoke against the change. Ms. McHaffry noted the process was 'interesting'. How not following all the rules and how defer of building etc. It is stated the road is rural, then that it must be four -lanes with sidewalks etc; that only with development will it be 'fixed'. Everyone wants safe roads. This is a dangerous road and the Master Street Plan standard will fix that. Mr. Martin returned to help answer some questions about required standards on her development. The impact of drainage needs etc was addressed. There was discussion about whether the Commission should address this issue since there was a case in court. This amendment would make part of the suit moot. There was discussion about 2 -lanes with 2 -shoulders versus 4 or 5 lanes with curb and gutter. Mr. Hood was asked if in affect the Master Street Plan had ►,� FILE NO.: MSP07-02 (Cont. been modified already. Mr. Hood stated in this development an alternative was agreed to. The 36 foot wide street could be stripped as 3 -lanes or 2 with shoulders. The design elements related to safety would not change, the curves would be lessened, etc. Mr. Downing explained to the Commission some of the implications of making the amendment to the pending suit. There was more discussion about what had happened with the approvals of Mr. Wingfield's development. The design was approved by the Board when the Planned Development was approved. The Planning Commission had voted 5-4 and it had failed. It was appealed and rather than in -lieu Mr. Wingfield agreed to make the improvements at the Board of Directors meeting. Mr. Wingfield reminded the Commission that in the ETJ are the design had already been reduced to the two -lanes with shoulders. And that his development had built what the City had required. Mr. Martin showed the Commission and those present the cover of a set of Plans (with both City and County logos). Chairmen Taylor reminded the Commission the question was whether to change the standard from four -lanes to 2 -lanes. A motion was made to approve the Master Street Plan Amendment. By a vote of 4 for, 7 against the item failed. 5 ORDINANCE NO. AN ORDINANCE TO AMEND THE MASTER STREET PLAN (19,152) MODIFYING THE DESIGN STANDARD FOR PINNACLE VALLEY ROAD, FROM CANTRELL ROAD TO COUNTY FARM ROAD (MSP07-02); AND FOR OTHER PURPOSES. NOW, THEREFORE, BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE ROCK, ARKANSAS. SECTION 1. Modifying the design standard for the Minor Arterial, Pinnacle Valley Road, from Cantrell road to County Farm Road. Adopting a design of two 1I - foot travel lanes with two paved 7 -foot shoulders and open drainage. SECTION 2. The text of the Master Street Plan within Section 4: Special Design Standards, subsection B is modified to add: "Design standard 22 feet wide paving with 7 -foot paved shoulders and open drainage on both sides within a 90 -foot right-of-way. Pinnacle Valley Road County Farm Road Cantrell Road" SECTION 3. That the ordinance shall take effect and be in full force from and after its passage and approval. PASSED: ATTEST: APPROVED: City of Little Rock Clerk Mayor APPROVED AS TO FORM: City Attorney