Council continues zoning hearing for proposed 29-unit 'One Way Cottages' PD amid engineering and design concerns

The Arlington City Council voted to continue consideration of a planned development (PD) proposed as ‘‘One Way Cottages’’ (PD-24-30, ~5.2 acres at 7708 South Cooper Street) after multiple residents and council members raised unresolved engineering and design concerns.

Nikki Moore, representing applicant MMA Land Development, described the proposal as 29 detached single-family lots with mixed front- and rear-loaded garages, a central common area and a goal of increasing home-product diversity in South Arlington. She said the project meets a 40% tree-preservation target and that the builder is revising floor plans to include first-floor primary bedrooms on some units.

Opponents at the public hearing said the PD application lacked required technical details and raised safety and drainage concerns. Matthew Smith, who lives nearby, told council he had not seen complete elevation drawings and warned the proposed retaining walls and detention detention sizing may be inadequate on the site’s slope. “From the front of the property to the back of the property… it’s a 20 foot drop,” Smith said, arguing final grading and detention details were missing from the zoning packet. Bill Danicky of nearby Seclusion Ridge said neighboring home values and gates could be affected and asked the council to consider total value impacts.

Staff and applicants clarified some revised ordinance components: a minimum living area of 1,500 square feet (added in the revised ordinance), a street-rear setback of 10 feet for front-loaded garages facing Cooper and Wanda Way (reduced from 20), and a mandatory homeowners association. Remaining deviations include minimum lot width (40 feet vs. UDC 50 feet), minimum lot area (3,850 sq ft vs. 5,000), and a request to allow garages to occupy a higher percentage of the front façade (applicant requests up to 67% vs. the UDC standard of 55%).

Councilmembers asked technical questions about detention sizing, visibility triangles at driveways, retaining wall heights and whether the site could be reduced if engineering required more space for stormwater. The applicant said engineering will resolve final outfall and grading during the PD/permitting stage and that fire code allows a single entrance for subdivisions of fewer than 30 homes.

Councilmember Galante moved to continue the item to allow the applicant to provide additional visuals and technical documentation for council and the public; Councilmember Bridal seconded and the motion passed. Councilmembers and staff asked the applicant to return with the requested typical lot layouts, full elevations of all sides, and clarified drainage and retaining-wall plans before a future vote.