The Subdivision Committee voted unanimously to postpone consideration of the permanent subdivision plan for the Cox property at 2449 Liberty Road, citing unresolved questions about street layout, easements and several required waivers.

The plan, presented by Rory Kaley of VA Partners, depicts a cul-de-sac extension of Marblehead Drive, multiple single-family lots and access easements that would serve several lots instead of continuing a public street to Liberty Road. Staff listed several requirements not met, including depiction of pedestrian walkways, removal of gated vehicular access, and designation of arterial landscape easements per the zoning ordinance. The technical review committee recommended postponement pending compliance with several land subdivision regulations and connectivity standards.

The matter drew detailed discussion because the site sits near planned improvements to Liberty Road and nearby connections that the state is altering. “The state is closing the entrances for their new one,” Rory Kaley said, explaining that Girardi’s access to Liberty Road will be terminated and that road improvements elsewhere limit the ability to connect a public street to Liberty Road. The applicants proposed using a private access easement and a cul-de-sac to preserve lot yield.

Developer Mike Cravens said converting the proposed access easement to a public street would reduce the number of buildable lots and raise housing prices. Cravens estimated that losing three lots would increase the per-lot price from about $65,000 to about $79,000 and push a projected house price from roughly $260,000 to $316,000; he said that change would raise a homeowner’s monthly payment by about $392, requiring roughly $16,800 more annual income to qualify. Cravens framed the access-easement solution as a tool in the subdivision regulations to preserve “true starter homes.”

Staff raised concerns that access easements serving a small number of lots can create long-term maintenance and equity issues because those private streets typically require homeowners associations to pay for upkeep. Staff also said they had not yet received the formal waiver request needed to evaluate the access-easement justification. Among the issues staff asked be resolved were: pedestrian access alignment with a planned multiuse path on Liberty Road; depiction of cross sections for Liberty Road improvements; stormwater management ownership and maintenance; sanitary sewer availability and tap locations; and whether the proposed second access easement is appropriate for future development of an adjacent lot.

Kaley and Cravens told the committee they could meet staff’s first five listed conditions and that the applicant would provide a waiver letter and revised plans showing sidewalks, curb and gutter within the access easement and reciprocal maintenance language for a homeowners association if the waiver were approved. They said the proposal includes a three-point turnaround to accommodate service vehicles and waste collection.

Given the outstanding questions and the need for a formal waiver submission, a committee member moved to postpone PLN MJ SUB 25 (Cox property). The committee voted unanimously to postpone the item.

The applicant was advised to submit a formal waiver request and revised plans addressing staff comments before the item returns to the committee. The technical review committee record lists multiple relevant zoning and subdivision citations (see authorities).