The Summit Crossing Estates PDH-3 rezoning was approved with proffers by the Board of Supervisors on March 16, 2017 enabling the construction of the 70 lot subdivision. The project is located approximately 2000 feet east of the intersection of Massaponax Church Road and Summit Crossing Road.

The Plat was reviewed by the Technical Review Committee and does not fully comply with all Ordinance requirements. Section 20-5.1.8 (d) of the Subdivision Ordinance requires that subdivisions with lots that are 25,000 square or less to have curb and gutter streets. Section 20-5.1.8(k) (3) of the Subdivision Ordinance requires sidewalks on all streets in residential subdivisions where curb and gutter are provided. Summit Crossing Estates will have seventy (70) lots with an average lot size of 17,499 square feet. The applicant is proposing to construct the project without curb and gutter utilizing ditch sections on each side of the street with sidewalks only on one side of the street.

In accordance with Section 20-4.1.5 of the Subdivision Ordinance, Exceptions, the applicant is requesting exceptions to the provisions of Article 5 of the Subdivision Ordinance. The applicant has submitted a letter outlining the following reasons for the request: 1. The reduced impervious area will enhance storm water management by reducing the size of storm water management facilities. 2. Will improve water quality as runoff is filtered via the increased green space. 3. Minimize impacts to the natural environment. 4. Meet the intent of the County Code by preserving natural features of the site and minimizing impacts to these natural features. 5. The provision of sidewalks on one side of the street provides the benefit of pedestrian movement along the higher traffic streets in the project.

Staff is supportive of the Ordinance requirements and notes that this property is in the Mixed Use area as identified on the Future Land Use Map. This area is intended to develop into a more densely populated area and it is in close proximity to other parcels that have been approved for development of high density residential.    Staff also acknowledges the benefits of less impervious area as it relates to improved storm water management and can support this project with ditch section streets. However, staff is less supportive of sidewalks on one side of the street. It is common and customary in large lot subdivisions not to provide sidewalks. It is more common and customary in small lot subdivisions to provide side walks to limit the interaction of pedestrians and vehicles. Sidewalks on one side of the street increase the number of pedestrian crossings and opportunities for conflict. Sidewalks on both side of the street create a more safe condition for pedestrians by limiting the need to cross the street. Often these pedestrians are young people moving about in the neighborhood. Dual sidewalks create a comfortable and inviting opportunity for people to walk and interact with neighbors on both sides of the street. We are building communities that are going to here for long time, increased amenities allow communities and neighborhoods retain value. Limiting sidewalks to one side of the street seems to be a short term view ignoring residual benefits. When sidewalks are constructed in the right of way and to the appropriate standard the maintenance is the responsibility of the VDOT and not the home owners association. Staff recommends approval of the exception request to allow the ditch section streets, but does not recommend the exception for sidewalks on one side of the street.