HomeMy WebLinkAboutstaff reportNovember 8, 2007
ITEM NO.: H
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 flet 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,
November 8, 2007
SUBDIVISION
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FILE NO.: MSP07-02
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."
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.
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November 8, 2007
SUBDIVISION
ITEM NO.: H (Cont.) FILE NO.: MSP07-02
STAFF RECOMMENDATIONS:
Staff believes the change is appropriate.
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.
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Vicinity Map
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Existing
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Master Street Plan Amendment
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Case: MSP -07-02 N
Location: Pinnacle Valley Road
from Cantrell to County Farm
Ward: 6
PD: 11
CT: 24.04
TRS: TIN R13W15
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0 1,500 3,000 Feet