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Planning commission approves Old Cox Pike concept plan after debate on slopes and sight lines
Summary
The commission approved a 73-lot concept plan for Old Cox Pike with a 6-3 vote after members raised slope, sight-distance and tree-preservation concerns; staff and applicants said they would refine grading and safety measures in subsequent submittals.
The Fairview Planning Commission on Jan. 13 approved, by a 6-3 vote, a conceptual plan that would create 73 single-family detached lots on Old Cox Pike and set aside four open spaces totaling about 10.95 acres.
Staff said the plan, submitted by Anderson, Delk, Epps and Associates on behalf of Cunningham Construction and Developments, includes three public rights-of-way, four detention ponds and the location for a sanitary pump station required by the regional water authority. Todd Olsen, the project representative, said the design includes measures to protect sight lines and added an alley at the rear of lots fronting Dice Lampley so those homes would have rear access rather than individual driveways.
Several commissioners raised concerns about safety at the proposed neighborhood exit onto Dice Lampley and urged additional signage and sight-distance analysis. One commissioner said the corner where the neighborhood ties in is "a terrible corner" and recommended extra signage in both directions; Olsen said the team had prepared a sight-distance exhibit and added alley-loaded lots to reduce driveway conflicts.
A separate technical concern surfaced over steep areas mapped across the site. One commissioner said the survey showed "significant areas with 15-20% slopes" and called into question whether the concept plan could meet dimensional and slope-protection regulations; an applicant representative said some areas are nonjurisdictional farm ponds and noted road-and-utility exemptions may apply, but agreed to reevaluate grading limits.
Commissioners asked about tree preservation; the applicant said limits of disturbance preserve trees along sections adjacent to Pine Crest and that some western portions of the property are outside limits of disturbance. The staff recommendation to approve the concept plan carried 6-3.
What passed: approval of the concept plan moves the project forward to more detailed preliminary and construction submittals, where staff and the planning commission will review grading, stormwater, sight-distance exhibits and tree-preservation measures.
Quote: "We put a site distance exhibit, and we also added that alley in the rear of those lots fronting Dice Lampley," Todd Olsen said. "So it's all gonna be rear. That way, there's not individual driveways also on Dice Lampley, so we are trying to take into account any potential safety issues."
