Trail Waiver# 13568-WSW-001-1:
Cobbs Road Property Lot 1A

Rose Hill Planning District
RH1 Franconia Community Planning Sector,
 Vicinity 6164
Cobbs Road

 
  Article Prepared By Robert Michie
Trails and Sidewalk Committee, Lee District
Last Reviewed: 22 June 2013
Revision 1
 
 

Summary:

A developer has filed a a request to subdivide a home site in the Rose Hill Planning District  (Tax Map #081-3 ((07)) 1A) into four home sites. There is an existing house on the property which is located at 6164 Cobbs Road. The ultimate plan is to remove the existing house, and build four new homes on the subdivided plot.

The requestor is asking Fairfax County to waive the sidewalk construction requirement that the subdivision request requires. Specifically, the requirement to build a sidewalk on both sides of a new cul-de-sac, which will be named Florence Binari Court.

  1. There are no lots being served on the west side of the property ("west" is to the left).

  2. Per the drawing, the "question mark" sidewalk also connects to an existing sidewalk on Cobbs Road.

[ Future Florence Binary Court Cul-de-Sac]

Map 1: Map of Subject Area: Florence Binary Court (to be built)

Discussion:

Map 1 shows the existing property, which will be split into four building lots, a cul-de-sac, and a drainage pond. Cobbs Road is just below the building area.  The existing lot (6164 Cobbs Road) is one of the largest residential lots that I have encountered. Interestingly, a larger single-family lot is directly across the street at 6167 Cobbs Road. Other lots along Cobbs Road are 1/3 to 1/2 acre in size. The frontage at 6164 Cobbs Road is a tenth of a mile. Cobbs Road runs west-to-east from Valley View Drive.

Cobbs Road has an existing sidewalk in the area. It is on the north side of the street (where the future Florence Binari Court will be built), and runs from the west edge of the property into an existing cul-de-sac at the end of Cobbs Road, a distance of about 600 feet. The sidewalk stops about halfway around the cul-de-sac. There is no sidewalk at all on the south side of Cobbs Road. There is also a gap of several hundred feet between the end of this sidewalk and the resumption of sidewalks going towards Valley View Drive. The existing sidewalk is 44 inches wide, and appears to be about ten to fifteen years old.

The area shown in Map 1 has light residential traffic. Observation during the Field Check clocked an estimated three automobile trips an hour around 1 PM on a Saturday, along with no pedestrians.

Field Check  1 June 2012

Photo 1: Cobb Road looking West. The subject property (6164) is on the right just behind the existing sidewalk.

 

Recommendation:

Approve the Waiver for the following reasons:

  1. The request is limited to the proposed cul-de-sac.
  2. Traffic volume is acceptably low.

Additional Recommendation:

Applicant must maintain the existing sidewalk and provide a smooth transition into Florence Binari Court.

 

 
 

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