Developers plan for concrete street, want road narrowed
August 13. 2013 1:50PM
A high-end residential development group wants to use concrete for a new neighborhood street, but won’t unless the City of Dell Rapids allows it to be 8-feet narrower than the standard asphalt roads found throughout the rest of town.
Spruce Glenn Development, Inc. is developing 14 lots along what will be known as Sand Trap Circle, a Culdesac neighborhood abutting Rocky Run Golf Course. Originally, the group platted a standard 37-foot-wide street, but now wants it to be 29-feet wide.
The change in planning stems from a desire to make Sand Trap Circle a concrete road. Even with a narrow street, concrete would require about 15 percent more upfront costs for the developer .
Using concrete instead of asphalt creates appeal for potential home buyers and also benefits the City because concrete costs less to maintain, said Jon Brown with Spruce Glenn Development, Inc. A narrower street would also allow the developers to make each of the 14 lots about 8-feet longer.
The City would see additional sales tax revenue if it allows the narrower, concrete street, Brown said.
Sales tax on materials is based upon where the contractor takes possession. With concrete, the material is normally delivered to the contractor in the concrete suppliers’ trucks and is taxed at the final point of delivery; in this case it would be the City of Dell Rapids, Brown said.
Asphalt is normally picked up by the contractor’s trucks and delivered to the site. Typically, asphalt is taxed and credited to the City of Sioux Falls, he said.
City Councilor Mark Crisp said he has no problem with using concrete on a new road if market indicators are telling Spruce Glenn Development, Inc. to pursue that type of street surface; however, safety and access must be considered before he could sign off on allowing the variance.
If a 29-foot road is built without restrictions like limiting parking, Crisp said there’s a potential for safety hazards to arise.
“If you allowed parking on both sides, it would obviously be too narrow for emergency purposes or what have you,” he said. “In the long run, having a concrete street is obviously going to be beneficial to the City, so if Spruce Glenn is willing to limit the parking to one side (of the street), and we can get a concrete street out of it, I say let’s go for it.”
Contingencies like restricting parking to one side of the street would most likely kill the developers ambitions for a concrete road on Sand Trap Circle, Brown said.
“We don’t want it to have parking restrictions on it. If it does and if we end up with a wider street, quite frankly it starts getting to expensive to go to concrete,” he said.
The council will revisit the variance request at its next meeting.