PLANNING COMMISSION Wednesday, June 25, 2003 Present: Ms. Proulx, Mr. Bruguiere, Mr. Hoffman, Ms. Russell, Ms. Hunt, Dr. Walker Absent: Mr. Brush, Mr. Giles SITE PLAN REVIEW/ROBERT SUMMERFORD - The applicant submitted a site plan for property located at 16495 Crabtree Falls Highway in Montebello. There is an existing residence on the property, one under construction and a third residence proposed. Mr. Boger reviewed the plan, noting that the electric service and permit for the septic system have been obtained. He also pointed out a recurring problem with many sites in the county when calculating the density allowed. In this case, the applicant's property includes two large ponds and a small wetland. Those areas are not currently deducted when calculating the number of dwellings permitted. At present the total square footage of the property is divided by 40,000 sq ft to determine the density allowed. During Public Comment, Ms. Paulette Albright said that she was neither speaking for or against the proposal but asked that the Commissioners be aware that the property in question is very visible to residents and tourists on Rt. 56. Following Public Comment, Commissioners voted 6-0 to approve the site plan. SITE PLAN REVIEW/FLEETWOOD HARMONY MASONIC LODGE - The applicant proposes constructing a 4,200 sq ft building off Rt. 29 behind the Montague Miller Real Estate building. Mr. Massie Saunders, representing the applicant, presented letters from both The Nelson Center and the Nelson Library Board noting no problems with the Lodge accessing their property through The Nelson Center entrance and through the back of the library parking area. Ms. Gail Troy with the Library Board said that the Board is pleased with the proposal, which would allow for the future library expansion and provide the potential for overflow parking for both groups. Dr. Walker asked whether a lighting plan had been submitted. Mr. Boger said that it had not but that the lighting should match The Nelson Center if the projects were going to utilize shared and overflow parking. Ms. Russell agreed saying that with planning for various uses for the parking, the lighting plan should take that into consideration. Mr. Bruguiere made a motion to approve the site plan contingent on completion of an E&S plan and an outdoor lighting plan to be reviewed by staff. Ms. Russell said that she would like to see both a lighting plan and a landscaping plan. Mr. Bruguiere declined to amend his motion. Commissioners voted 5-1 (Ms. Russell voting no). Ms. Russell noted that she had a problem with not asking for some kind of landscaping plan. FINAL SUBDIVISION REVIEW/MICHAEL DONOVAN - Mr. & Mrs. Donovan, represented by Mr. Morris Foster, submitted a plat for their property at the intersection of Rt. 151 and Rt. 633 (Blundell Hollow Road). They are dividing the property into six parcels of land. Mr. Boger reviewed eight required items that were not submitted with the plat. With no public comment, Dr. Walker said that there were quite a few things missing from the required information and said that she would be more comfortable with the paperwork in hand before voting. Ms. Russell agreed. Commissioners voted 6-0 to defer a decision until their July 23 meeting. FINAL SUBDIVISION REVIEW/THOMAS KNASEL - The applicant, represented by Mr. Morris Foster, submitted a final plat for property on Stagebridge Road (Rt. 623) approximately 2 miles east of Rt. 29. The proposal would divide 78.83 acres into 15 lots. Commissioners voted 6-0 to approve the final plat. APPLICATION FOR ESTABLISHING AN AG/FORESTAL DISTRICT - Commissioners voted 6-0 to accept the application and to direct staff to forward the application to the Advisory Committee for review at their July meeting. PRELIMINARY DISCUSSION OF POSSIBLE SUBDIVISION ON FINDLAY MOUNTAIN ROAD - Mr. Morris Foster, representing the landowner, submitted a plat to divide approximately 50 acres into 15 lots. Twelve lots would be served by one cul-de-sac road with three lots having driveways onto Findlay Mountain Road. Mr. Morris noted that two of those three lots might be able to share a driveway. Mr. Boger noted three preliminary concerns: 1. Findlay Mountain Road may not be adequate to handle 15 additional lots; 2. placement of the entrances in that section of the road may not allow for the proper sight distance; 3. at least one and possibly more wells along that road failed or experienced problems in last year's drought Mr. Foster said that the county could not throw VDOT's responsibility for the road back on someone who wants to develop their land. He said that VDOT has visited the entrance site and has done a speed check for the area. He said that he expects to receive a letter approving the entrance. Dr. Walker said that she travels that road every day and that it is one of the most dangerous roads in the county. She noted that it is not really two lanes, but closer to 1 and ½ lanes. Dr. Walker said that increased traffic would just add to the chance of accidents. Mr. Foster said that one of the requirements was to have VDOT certify the entrance and that that had been done. Ms. Proulx noted that VDOT addresses sight distance only in their approval. Mr. Bruguiere said that he has no problem with the subdivision itself and that there was nothing to be done about the road. Ms. Proulx said that health, safety and welfare could be taken into consideration when considering a proposal. During Public Comment, Mr. Glenn Hilton said that the proposed development would increase the residential development by 50% with 4-5 houses on 50 acres being much more realistic given the dangerous road, truck traffic and traffic speeds. He noted the proposed 15 additional wells and expressed concern about water supplies in the area. Mr. Jack Jensen, an adjoining landowner, disagreed with Mr. Foster's statement that the road is VDOT's problem, noting that the residents have to live there and deal with the problem. He noted two lost wells during the drought and said that water will not be the developer's problem but the residents' problem. He said that the plan did not propose any protection for the creek on the property and expressed concern about the additional septic systems. He noted again that that would not be the developer's problem, but would be a problem for the residents and the county. Ms. Jeanne Scott said that she drives a school bus on Findlay Mountain Road and noted the traffic dangers in the area of the proposed driveways. She also said that her farm is certified organic and is downstream from the proposed project. She said that the creek running through the property is a part of her irrigation system and expressed concern about contamination of the water. Mr. Tim Geelan noted that VDOT is the same agency that passed the Food Lion entrance and he expressed little confidence in their approvals. He noted that several residents in the area had gone through a similar experience six years ago when a developer came in, sold lots and then left residents to deal with problems on their own. Dr. Walker said that she is not in favor of the project for the following reasons: 1. a significant increase in residential density in a rural area; 2. the poor road; 3. lack of adequate services to the area, i.e. infrastructure, police protection, etc.; She said that a build up of that rural area would make no sense and would increase problems. She noted the creek and said that she had not heard any provisions for protecting it. Dr. Walker noted increasing problems with runoff across Findlay Mountain Road. She also noted that more people meant more traffic. She said that there is an argument for considering the health, safety and welfare of the people who are already living there rather than the people yet to come and said that the proposal is totally out of character with the existing rural character of the area. Mr. Bruguiere said that the proposal is definitely coming back to the Commission and asked how many lots would be palatable. No more than five lots were suggested, but no consensus was reached. POLICY ON APPLICATIONS - Ms. Proulx expressed concern with the incomplete proposals that are being submitted to the Commission and suggested that Staff draft a policy to clarify the information required. She said that such a policy would let the applicant know that their proposal would not be heard without certain pieces of information completed. She also suggested that Staff keep an ongoing record of such policies to ensure that the Commissioners are being consistent. Dr. Walker agreed suggested one policy with guidelines for submitting information for an application. She also suggested that the information must be submitted through Staff in the advance packets rather than at the last minute during the meeting. Commissioners agreed by consensus. Meeting adjourned. There will be a Zoning Work Session on Wednesday, July 9 at 7pm at the Courthouse. The next Planning Commission meeting will be on Wednesday, July 23 at 7:30pm at the Courthouse. ------------------------------------------------------------------------ This report, sent to over 550 Nelson County citizens, was made possible by the generous donations of Rural Nelson members and supporters. Kim T. Cash Field Officer Rural Nelson, Inc. P. O. Box 401 (622 Front Street) Lovingston, VA 22949 434.263.5000 Email: info@ruralnelson.org www.ruralnelson.org