existing land use & zoning - shelby county, tn

Staff Writer: Gene Burse E-mail: [email protected]

AGENDA ITEM: 5

CASE NUMBER: SAC 16-14 L.U.C.B. MEETING: September 8, 2016

LOCATION: West entrance of Roane Road from Shady Grove Road

OWNER/APPLICANT: William M & Kathleen R Poston

REPRESENTATIVE: Byron Fisher

REQUEST: ROW Vacation

AREA: 90’ x 50’

EXISTING LAND USE & ZONING: Vacant; Single-Family Residential-10 (R-10)

CONCLUSIONS

1. The subject site is located at the west entrance of Roane Road that intersects with Shady Grove Road.

The portion of Shady Grove Road that abuts the subject right-of-way area is a local road and is not

classified as an Urban Collector like the portion of Shady Grove Road east of Mendenhall Road

according to the Memphis MPO (Metropolitan Planning Organization). Roane Road is a minor local

road that is 20 feet in pavement width.

2. The applicants propose to physically close the subject section of Roane Road. The physical enclosure

would be a cul-de-sac with green space and pedestrian access (see page 7). Section 5.2.14 states the

minimum radii for a proposed cul-de-sac is 33 feet making the cul-de-sac at least 66 feet in diameter.

3. The applicant has stated that the goal of the application is to eliminate non-resident traffic that

consistently travels faster than the speed limit down Roane Road (see Letter of Intent on page 20). The

applicant also states that the reason for cut-through traffic is due to vehicles attempting to avoid the

speed tables on Shady Grove Road.

4. Roane Road connects Shady Grove Road at both the west and east termini. Roane Road does not

connect to any other street or road other than shady Grove Road. One of the significant issues

regarding this application is one of life safety. The subject site is located more than 750 feet from the

eastern entrance which would serve as the only entrance to Roane Road should the application be

approved.

5. According to the 2015 International Fire Code, such a distance, more than 750 feet, requires “Special

Approval” from the fire department in addressing the provision of a turnaround area for fire trucks.

The Memphis Fire Department provided comments for this application stating a turnaround area, in

this case the cul-de-sac, must be at least 96 feet in diameter (see pages 12,13, and 17).

RECOMMENDATION

Approval with Conditions

mailto:[email protected]

Staff Report September 8, 2016

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VICINITY MAP

Subject ROW


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ZONING MAP

Subject ROW


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LAND USE MAP

Subject ROW


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AERIAL OF SITE

Subject ROW


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CLOSURE PLAT


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CONCEPTUAL DRAWING & PRELIMINARY LANDSCAPE PLAN


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NEIGHBORHOOD MEETING

Not required.

NOTICE

Mailed notice was sent on Friday, August 26, 2016.

STAFF ANALYSIS

Site Description

The subject site is located at the west entrance of Roane Road that intersects with Shady Grove

Road. The portion of Shady Grove Road that abuts the subject right-of-way area is a local road

and is not classified as an Urban Collector like the portion of Shady Grove Road east of

Mendenhall Road according to the Memphis MPO (Metropolitan Planning Organization). Roane

Road is a minor local road that is 20 feet in pavement width. Minor local roads are intended for

predominantly residential neighborhoods and provide the minimum level of mobility for two-

way traffic. Such roads are intended to serve up to 2,750 vehicles per day.

Area Overview

The subject area consists mainly of single-family residential homes in the Single-Family

Residential-10 zoning district (R-10) in the Shady Grove Road subdivision.

Street Closure

The applicants propose to physically close the subject section of Roane Road which measures

approximately 90 feet by 50 feet. The physical enclosure would be a cul-de-sac with green space

and pedestrian access (see page 7). The turn-around area within the developed cul-de-sac would

Subject Properties


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remain as a part of the public right-of-way. Section 5.2.14 states the minimum radii for a

proposed cul-de-sac is 33 feet making the cul-de-sac at least 66 feet in diameter.

The applicant has stated that the goal of the application is to eliminate non-resident traffic that

consistently travels faster than the speed limit down Roane Road (see Letter of Intent on page

20). The applicant also states that the reason for cut-through traffic is due to vehicles attempting

to avoid the speed tables on Shady Grove Road. The application also states past efforts to

address traffic concerns on Roane Road (see Letter of Intent on page 20).

Roane Road connects Shady Grove Road at both the west and east termini. Roane Road does not

connect to any other street or road other than shady Grove Road. One of the significant issues

regarding this application is one of life safety. The subject site is located more than 750 feet

from the eastern entrance which would serve as the only entrance to Roane Road should the

application be approved.

According to the 2015 International Fire Code, such a distance, more than 750 feet, requires

“Special Approval” from the fire department in addressing the provision of a turnaround area for

fire trucks. The Memphis Fire Department provided comments for this application stating a

turnaround area, in this case the cul-de-sac, must be at least 96 feet in diameter (see pages 12,13

and 17). The Memphis-Shelby County Unified Development Code (UDC) requires a cul-de-sac

must have a minimum radius of 33 feet, which means a minimum diameter of 66 feet (see page

11). The Fire Code is an international code that specifically allows the local fire department the

flexibility to make contextual decisions. The UDC is a localized code and the Memphis City

Council has spoken consistently, through both its approval of planned developments and its

approval of the UDC, that the minimum radius for a cul-de-sac should be 33 feet.

Staff has received significant correspondence both in opposition to and in support of this

application. Reasons include the following:

Opposition

o Increased traffic on Shady Grove Road

o Redirection of traffic onto Gwynne Road

o Lack of a traffic study

o Would prefer a plan to address traffic issues within the broader

neighborhood (i.e. Roane Road, Gwynne Road, etc.)

Support

o Increased safety: cul-de-sac will mitigate speeding on Roane Road which is

the primary reason for this application


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Roane Road, as currently built, appears to have only been intended for residents only. The lack

of connectivity to other roads and streets implicates this. The redirection of traffic to roads and

streets other than Shady Grove Road seems unlikely however; this cannot be confirmed without a

traffic study. The life safety issue regarding the size of the turnaround area requires special

approval as stated in the 2015 International Fire Code, which is beyond the purview the Office of

Planning and Development particularly since the Unified Development Code requires a

minimum radius of 33 feet for cul-de-sacs. There are areas of physical closures preventing cut-

through traffic in Memphis that may not comply with the International Fire Code such as the

following (see pages 10 and 11).

‘Jackson @ West Drive (HeinPark/Midtown Park/Midtown)’


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‘Highland @ Lilly Lane (East Memphis)’

Highland @ Lilly Lane cont’d (East Memphis)’

Basketball Goal

Basketball Goal


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UNIFIED DEVELOPMENT CODE REGARDING CUL-DE-SACS

Subject Properties


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2015 INTERNATIONAL FIRE CODE REGARDING CUL-DE-SACS

Subject Properties


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RECOMMENDATION

Approval with Conditions

CONDITIONS

1. Standard Improvement Contract as required in Section 5.5.5 of the Unified Development

Code.

2. Dedicate a cul de sac end at the point of closure of Roane Road and improve in accordance

the requirements of the Unified Development Code.

3. The Developer shall be responsible for the repair and/or replacement of all existing curb and

gutter along the frontage of this site as necessary.

4. All existing sidewalks and curb openings along the frontage of this site shall be inspected for

ADA compliance. The developer shall be responsible for any reconstruction or repair

necessary to meet City standards,

5. Provide easements for existing sanitary sewers, drainage facilities and other utilities or

relocate at developer's expense.

6. City sanitary sewers/drainage facilities are located within the proposed closure area.

7. The applicant shall provide for the construction of curb, gutter and sidewalk across the

closure as required by the City Engineer. If the City Engineer approves access, the applicant

shall construct a City Standard curb cut across the closure, all to the satisfaction of the City

Engineer, and at the applicant's expense. The applicant shall enter into a Standard

Improvement Contract or obtain a curb cut permit from the City Engineer to cover the above

required construction work.

8. The applicant shall comply with all conditions of the closure within three years of the

conditional approval of the closure by the City Council.

9. Drainage improvements shall be provided under a Standard Improvement Contract in

accordance with Unified Development Code and the City of Memphis Drainage Design

Manual.

10. The width of all existing off-street sewer easements shall be widened to meet current city

standards.


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11. All commons, open areas, lakes, drainage detention facilities, private streets, private sewers

and private drainage systems shall be owned and maintained by a Property Owner's

Association. A statement to this effect shall appear on the final plat.

12. Required landscaping shall not be placed on sewer or drainage easements.

GENERAL INFORMATION

Zoning Atlas Page: 2140

Parcel ID:

DEPARTMENTAL COMMENTS

The following comments were provided by agencies to which this application was referred:

City/County Engineer:

1. Standard Subdivision Contract as required in Section 5.5.5 of the Unified Development

Code.

Roads:

2. Dedicate a cul de sac end at the point of closure of Roane Road and improve in accordance

the requirements of the Unified Development Code.

Curb Cuts/Access:

3. The Developer shall be responsible for the repair and/or replacement of all existing curb and

gutter along the frontage of this site as necessary.

4. All existing sidewalks and curb openings along the frontage of this site shall be inspected for

ADA compliance. The developer shall be responsible for any reconstruction or repair

necessary to meet City standards,

Street Closures:

5. Provide easements for existing sanitary sewers, drainage facilities and other utilities or

relocate at developer's expense.

6. City sanitary sewers/drainage facilities are located within the proposed closure area.


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7. The applicant shall provide for the construction of curb, gutter and sidewalk across the

closure as required by the City Engineer. If the City Engineer approves access, the applicant

shall construct a City Standard curb cut across the closure, all to the satisfaction of the City

Engineer, and at the applicant's expense. The applicant shall enter into a Standard

Improvement Contract or obtain a curb cut permit from the City Engineer to cover the above

required construction work.

8. The applicant shall comply with all conditions of the closure within three years of the

conditional approval of the closure by the City Council.

9. Drainage improvements shall be provided under a Standard Subdivision contract in

accordance with Unified Development Code and the City of Memphis Drainage Design

Manual.

General Notes:

10. The width of all existing off-street sewer easements shall be widened to meet current city

standards.

11. All commons, open areas, lakes, drainage detention facilities, private streets, private sewers

and private drainage systems shall be owned and maintained by a Property Owner's

Association. A statement to this effect shall appear on the final plat.

12. Required landscaping shall not be placed on sewer or drainage easements.


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City/County Fire Division:

The proposed closure of Roane Road at Shady Grove Road as submitted is unacceptable. The

International Fire Code provides requirements for Dead-End Fire Apparatus Access Roads.

D103.3 Turning radius. The minimum turning radius shall be determined by the fire code

official.

D103.4 Dead ends. Dead-end fire apparatus access roads in excess of 150 feet (45 720 mm) shall

be provided with width

and turnaround provisions in accordance with Table DI03.4.

TABLE D103.4

REQUIREMENTS FOR DEAD-END FIRE APPARATUS ACCESS ROADS

LENGTH (feet)

WIDT

H (feet)

TURNAROUNDS

REQUIRED

0-150 20 None required

151-500 20 120-foot

Hammerhead, 60-

foot "Y" or 96-foot-diameter

cul-de-sac in

accordance with Figure

D103.1

501-750 26 120-foot

Hammerhead, 60-

foot "Y" or 96-foot-diameter

cul-de-sac in

accordance with Figure

D103.1

Over 750 Special approval required

City Real Estate: No comments received.

City/County Health Department: No comments by the Water Quality Branch & Septic Tank

Program.

Shelby County Schools: No comments received


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Construction Code Enforcement: No comments received.

Memphis Light, Gas and Water: No comments received.

Neighborhood Associations: See attached correspondence.


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APPLICATION


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LETTER OF INTENT


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existing land use & zoning - shelby county, tn

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