ROGERS -- Subdivision development for phase eight of Shadow Valley could start in March if permits are in place.
Thursday the Rogers subdivision committee reviewed plans and forwarded them to the Planning Commission.
At A Glance
Up Next
Plans for Shadow Valley Phase Eight will go before Rogers’ Planning Commission at 4:30 p.m., Feb 3. The commission meets in council chambers at the City Administration Building, 301 W. Chestnut.
Source: Staff Report
There is still a checklist before they go to the commission and the committee delayed the forward date two weeks.
Developers need to present a tree survey and more information about detention basins that will be built to help runoff to settle a little before it drains. Finished floodplain maps redrawn to show drainage work and move the flood line off the lots are also due at the final presentation.
Committee members asked about the sewage pumps that will be installed in about two-thirds of the homes. City staff recommended specifications for the grinder pumps be written into subdivision covenants.
That's for the protection of homeowners, said Derrel Smith, senior planner.
"If you leave this up to a plumber they're gonna find the cheapest grinder pump they can find," he said.
The pumps are more common in Bella Vista than in Rogers and those in Rogers are mostly maintained by the city, not on private property.
"Most homes in Rogers drain to the sewer by gravity flow. These will pump," said Stephen Ponder, project review engineer for Rogers Water Utilities.
The homes will be on a lower elevation so the pumps will function like a cross between a garbage disposal and a small pump to push sewage into city lines, Ponder said.
Shadow Valley has been a quality subdivision but the grinder pumps were something different, Smith said after the meeting.
Lots in part of the subdivision extend into Cave Springs and a retention pond will also be across the Rogers line. The firm is in the process of getting approval from Cave Springs for drainage plans.
The development phase will have public green space and some lots will have views of the golf course. There will be two detention ponds that will help with water quality.
Subdivision planning committee moved plans forward to the Feb. 3 meeting of the Planning Commission.
The trees were surveyed this week and the requested studies should be available by Feb. 3, Daniel Ellis, vice president of Crafton Tull, told the committee.
If construction of the subdivision infrastructure starts in March then the houses may go in beginning in the fall, Ellis said.
The phase eight development is different because the houses will have the amenities of Shadow Valley, but the lots will be smaller.
"You're not really downsizing your square foot, you're downsizing what you have to maintain," Ellis said.
The semi-custom houses will be two or three stories tall and might have a 2,000-square-foot footprint. The smaller lots of phase eight are planned at about 4,300-square-feet.
The last phase began in Shadow Valley a couple years ago, Smith said. The number of permits issued is inching up.
"The lots that we've approved are becoming built up," he said.
Builders are going to start putting in new subdivisions, he said.
NW News on 01/09/2015