Loading...
HomeMy WebLinkAboutstaff report octOctober 11, 2007 ITEM NO.: 10 FILE NO.: MSP -0702 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 ky'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. 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." ANAI Y.I.q- 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 &ity'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. STAFF RECOMMENDATIONS: Staff believes the change is appropriate.