At its regular meeting of August 7, 2017, the Planning Commission voted to approve revisions to the preliminary plan for the Traditions Subdivision. The approved plan increases the total number of lots within the project from 126 to 127. Lot 127 has been added within Phase One, in Open Space “C”, adjacent to the arterial road buffer for the future right-of-way of McEwen Drive. The lot includes an area of 24,546 square feet or 0.56 acres. The addition of Lot 127 also decreases the amount of excess open space for the subdivision from 7.55 acres to 6.56 acres. The total area of the project remains unchanged at 149.82 acres.
Previously, on July 27, the Board of Commissioners approved a revised OSRD Development Plan that involved the entrance feature design for the project. The improvements will be located in a platted sign easement in the permanent open space on either side of the main entrance off of Wilson Pike. The approved plan included brick entrance walls with signage mounted on the walls on either side of Carnival Drive. Two freestanding stone columns were also located between the sidewalk and the street. Additionally, four brick wing walls were located along Carnival Drive to address grade issues.
At its meeting of October 2, 2017, the Planning Commission approved a revised entrance feature design for the subdivision. The modified design removed the two freestanding columns previously located between the sidewalk and the curb. One column was over a gas line, and the other was removed to maintain symmetry. The plan also removed the four freestanding walls initially needed to assist with the grade on either side of Carnival Drive. The signage design itself and the landscaping design remains unchanged from the previous approval.
The proposals deviate from the currently approved OSRD Development Plan regarding the number of lots, which in turn affects the permanent use of the open space, and the revisions to the entrance features, which affects the improvements within the permanent open space. The Planning Commission voted to forward a recommendation of approval of the corresponding revisions to the OSRD Development Plan to the Board of Commissioners, per Section 78-185(b) of the Municipal Code.
The following table includes a comparison of the changes from the plan approved on July 27, 2017.
| |
CURRENT PLAN
JULY 2017 |
PROPOSED PLAN
AUGUST 2017 |
| # OF LOTS |
126 |
127 |
| AREA OF PROJECT (AC) |
149.82 |
149.82 |
| LAND AREA IN LOTS (AC) |
69.08 |
69.65 |
| OS REQUIRED (AC) |
56.92 |
57.35 |
| DEDICATED OS (AC) |
64.47 |
63.91 |
| EXCESS OS (AC) |
7.55 |
6.56 |
As part of the review in August, the Planning Commission approved a variance to the standards of the Subdivision Regulations regarding the width of a 200 foot long section of pavement for Charity Drive in the area where it crosses the TransCanada/Columbia Pipeline Group gas pipeline right-of-way. In accordance with internal procedures regarding the use of the gas line right-of-way, the TransCanada/Columbia Pipeline Group required that the asphalt road be no wider than 25 feet. Based upon this requirement, the applicant requested that the pavement width of Charity Drive in the area be reduced to a total of 22 feet (27 feet including the curb and gutter.) Charity Drive is designated as a “collector” street by the Zoning Ordinance. The Subdivision Regulations require that the pavement width for a collector street be 30 feet (35 feet including curb and gutter). The width of the right-of-way will remain unchanged at 60 feet as required by the Subdivision Regulations.
In accordance with Section 9.7 (Variances) of the Subdivision Regulations, the Planning Commission found that practical difficulties could result from strict adherence with the requirements of the Subdivision Regulations regarding the proposed reduction in width for the 200 foot length of Charity Drive and specfically determined:
- Strict compliance with the requirements of the Subdivision Regulations would result in "practical difficulties" and that the requirement may be served to a greater extent by an alternative proposal;
- Granting the variance will not be detrimental to the public health;
- The conditions for granting the variance are not applicable to other properties;
- The variance will not vary the provisions of the Zoning Ordinance.
Please note that the variance to the Subdivision Regulations is not part of Section 78-185(b) of the zoning ordinance and is not included in the review of the revised OSRD Development Plan that is being considered by the Board of Commissioners under this agenda item. The explanation here is provided for informational purposes only.
Should you have any questions or require additional information, please contact the Planning and Codes Director. |
At the August 28, 2017 meeting of the Board of Commissioners this item was deferred from the agenda.
At its July 24, 2017 meeting, the Board of Commissioners voted to approve a revised OSRD Development Plan for the Traditions Subdivision that reconfigured the boundaries of Lots One and Ten, increasing their area and decreasing the amount of excess open space from 7.56 acres to 7.55 acres. Additionally the plan proposed entrance features to include a signage and landscaping, which will be located at the intersection of Carnival Drive and Wilson Pike in the permanent open space for the project.
On November 28, 2016, the Board of Commissioners voted to pass Ordinance 2016-10 on second and final reading.
On November 14, 2016, the Board of Commissioners conducted the required public hearing for Ordinance 2016-10. No one spoke either for or against the proposal. A previous public hearing was held on October 10, 2016, but it was determined that public notice of the hearing had not been published.
On September 12, 2016, the Board of Commissioners voted unanimously six for and zero against (6-0) to approve Ordinance 2016-10 on first reading. The ordinance establishes the OSRD zoning classification for the 3.092 acre remnant tract created by shifting the McEwen Drive right-of-way, slightly to the south.
On March 28, 2016, the Board of Commissioners voted unanimously to approve Resolution 2016-15, which authorized minor revisions tot he OSRD Development Plan for the Traditions subdivision. The revisions included the relocation of a segment of the previously approved approved walking trail that connects Grey Point Drive in Inglehame Farms to Pageantry Circle in The Traditions.
At the Board of Commissioners meeting on January 25, 2016, the developer requested withdrawal of consideration of Resolution 2015-78 from the agenda. The action was requested to allow the applicant to explore other alignments for the proposed walking trail connecting Grey Pointe Drive in Inglehame Farms to Pageantry Circle in the Traditions Subdivision.
At its regular meeting of November 23, 2015, the Board of Commissioners moved to defer Resolution 2015-78 - A Resolution Authorizing an Alteration to the OSRD Development Plan for the Traditions Subdivision, to the January 25, 2016 meeting for consideration.
At its September 10, 2007 meeting, the Board of Commissioners voted unanimously to approve Ordinance 2007-23 on first reading. The OSRD plan included street connections at Sydney, Grey Pointe and Charity.
At its October 1, 2007 meeting, the Planning Commission voted to recommend approval of Ordinance 2007-23 to the Board of Commissioners. The recommendation included a statement that Charity Drive, a “collector road,” be extended, while consideration be given to not extending Sidney Lane and Grey Point Drive into the Traditions development.
At its October 22, 2007 meeting, the Board of Commissioners voted four to two “to reflect that:
- Charity Drive will be connected into the Traditions subdivision from the Inglehame subdivision;
- Sidney Lane and Grey Pointe Drive will be closed to vehicular traffic but with connection to Inglehame for pedestrian and bicycle use, with bollards separating the sections between the two subdivisions; and
- The stone walls associated with the historic “Hillsboro Hounds Lane” will be protected by a historic preservation easement.” Because a portion of land actually in Franklin needed to be excluded from the zoning proposal, the matter was deferred and sent back to the Planning Commission.
At its November 12, 2007 meeting, the Board of Commissioners voted four to three to approve an amendment to “replace Attachment B plan with the revised plan dated October 30, 2007, to Ordinance 2007-23 and to add the following notes to the plan:
- Charity Drive between Inglehame and Traditions to be a through street provided that 1) the road connection between the two subdivisions will not be opened for vehicle traffic until McEwen Drive is extended from Wilson Pike to the Traditions entrance or until January 1, 2013, whichever occurs sooner; and
- Appropriate traffic calming features will be included along Charity Drive within the transition areas between Inglehame Farms and Traditions subdivisions.” The revised OSRD plan (Attachment B) substituted as part of this amendment did show the bike/pedestrian connections at Sydney and Grey Pointe.
Following approval of the amendment noted in #5, the amended version of Ordinance 2007-23 passed 4-3 on second and final reading. |