STAFF REPORT

Planning and Development Committee, May 14, 2008

Heartwood Montessori School – Request for Waiver (EN08-094)
Consideration of waiving thoroughfare improvement requirements associated with the proposed Heartwood Montessori School expansion
Speaker:  Mr. Tim Bailey

 

From:  Tim Bailey, PE, Engineering Director
Prepared by:  Sandra Stepney, PE, Transportation Engineer
Approved by:  William B. Coleman, Jr., Town Manager
Approved by:  Benjamin T. Shivar, Assistant Town Manager

 

Heartwood Montessori School plans to submit a development plan for staff’s review that proposes to convert an existing 1,620 square foot leased storage building to classroom space at the intersection of Kildaire Farm Road and Byrum Street (map). Per Town Ordinance, when any development plan is submitted for review and approval by the Town, the developer must dedicate right-of-way and construct any road improvements necessary to meet the Town’s current Thoroughfare Plan. The developer is responsible for half-street improvements and right-of-way dedication along the entire property frontage.

 

Kildaire Farm Road is designated to have an ultimate 57’ back-to-back section (4‑lane undivided roadway) centered within an 80’ right-of-way.  The existing cross section of Kildaire Farm Road is a 3-lane undivided roadway with one southbound lane, one northbound lane and one northbound through/right turn lane at the intersection with Kildaire Farm Road and Byrum Street. To meet Comprehensive Transportation Plan requirements, approximately 6’ of additional pavement widening plus additional right-of-way is required along the Heartwood Montessori School frontage. 

 

Heartwood Montessori School has submitted a letter requesting a waiver from the thoroughfare widening improvements.  The school will dedicate the additional right-of-way.  The thoroughfare waiver request is based on the following provided by the applicant:

  1. The northbound direction of Kildaire Farm Road is currently 2 lanes with curb and gutter and sidewalk along the entire 82’ of frontage at the school.

  2. Although the road does not meet the current Comprehensive Plan, the east side of Kildaire Farm Road in front of the school property, lacks only 6’ of the ultimate road width.

  3. The required widening would require relocation of a fire hydrant and telephone pole located within 4’ of the edge of pavement.

  4. The only widening that has been done in this area of Kildaire Farm Road is in front of Glenaire Retirement Village and at BB&T.  Both of these properties are on the west side of the road, seeming to make it more consistent for future widening.

  5. A rough construction cost estimate for widening the school’s half of the 82’ of Kildaire Farm Road is approximately $10,000, not including engineering costs.  The applicant has stated that, as a small business, this cost could not have come at a worse time since the school promised to return money to investors for the purchase of the school in December 2008.

 Fiscal Impact:  If the road improvements become the Town’s responsibility due to a waiver being granted, the Kildaire Farm Road improvements would cost the Town approximately $10,000.

 

Staff Recommendation:  Staff recommends that Town Council require the right-of-way dedication, but grant a waiver from requiring construction of the widening of Kildaire Farm Road.