Post on 13-Apr-2022
Staff Writer: Gene Burse E-mail: gene.burse@memphistn.gov
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
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S.A.C. 16-14 Page 2
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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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S.A.C. 16-14 Page 9
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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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S.A.C. 16-14 Page 10
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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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S.A.C. 16-14 Page 11
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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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S.A.C. 16-14 Page 16
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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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S.A.C. 16-14 Page 17
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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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S.A.C. 16-14 Page 18
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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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