A developer purchased a 208-acre historic farm at 1355 Schroeder Rd. (Tax map 52-27, 52-31) His plan is to install a cluster of 24 lots in the field and pines. The average lot size would be 3.17 acres, and the smallest lot is 2.65 acre.
The developer has not been forthcoming with the neighbors and the community about development and its negative impacts on our rural community.
The developer refused to work directly with impacted neighbors and has lied to the planning director about such activity
Is the Developer concerned what's best for Powhatan or simply profits?
The Meadow Grove(21-01-PSP) preliminary Plat does not follow the 2011SSAR and it appears VDOT feels it doesn’t need to. VDOT representatives use terms like “a potential possibility” to justify not following the 2011SSAR document.
The current plat has a road going to the corner 1331 Schroeder Rd (9.67acre not developmental lot). This does not meet SSAR. (Connectivity, Multiple Connections, stub out, and public benefit)
1331 Schroeder Rd Parcel (052-26)
B. Public Benefit Requirements: "Public benefit requirements promote a positive relationship between the secondary street network, land use, and citizens. Streets must provide connectivity, required pedestrian accommodations, and public service to meet the public benefit requirements."
The proposed plat does not follow these guidelines for public benefit. There is no connectivity and no ingress/egress in the subdivision. This is a safety issue for public service
1. Connectivity Requirements: "One of the legislative goals of the SSAR within §33.2-334 is to “ensure the connectivity of road and pedestrian networks with the existing and future transportation network.” The regulation requires that new developments provide connectivity between adjacent developments and undeveloped parcels...Connectivity can be defined as connections to an existing publically maintained street, adjacent property, or stub outs that will allow for future street connection to an adjacent property."
RESPONSE: This is not met since Parcel 052-26 can't be developed and no future connections can happen with this layout plat.
b. Required multiple Connections: " One of the requirements of the SSAR, which has remained consistent within both editions of the regulation, is that all developments will have at least two external connections...A “connection” in this context mean:
· Physical link with an existing street in the VDOT network (or other publically maintained street, such as a road in a Virginia town or city), or
· Construction of a stub out for a current or future connection, or
· Construction of a stub out to a future network addition within the same development.
It is important to note that a proposed network addition with only one ingress and egress point and with no stub out for future connection may NOT be accepted into the state system as it does not meet the overall connectivity standards contained in the SSAR."
RESPONSE: The stub out shown on the preliminary plat is shown in the same development which is conservation easement and not developmental. This design does not meet this requirement of multiple connections. It only connects to Schroeder Rd. There is not a possibility of connection for future use of the road in and out of the subdivision. (The developer has many options to meet this connectivity requirement but chooses not to connect to a 300 acre parcel, Walkers ridge Terrace, or provide another road to connect to Schroeder)
d. Required Connection to Existing VDOT stub Outs: Failure to Connect to Existing Stub Out Street: The SSAR states that when a proposed development is located adjacent to a publically maintained stub out “such network addition or individual street must connect to such stub out or stub outs to be eligible for acceptance into the secondary system of state highways” (see SSAR section 30-92-60, C, 1).
RESPONSE: Walkers Ridge Terrace has a stub out that adjoins the development plat and chooses not to design the plan to connect to this road/stub out.
e. Stub Out Streets Described: "Required connections can be completed through either a physical link to a publically maintained street or by constructing a stub out street. A stub out connection can be accomplished through three methods which include the following:
· Constructing a stub out to another existing publically maintained stub out located in an adjacent development
· A stub out built to the property line of an adjacent parcel which is intended to be connected in the future and physically is likely to be connected (the District Administrator’s Designee will make this determination)
· A stub out to be connected in the future to a neighboring network addition within the same development"
RESPONSE: The stub out on the plat does not meet any of the bullet points from 2011SSAR
REACH OUT TO THESE PEOPLE, WE NEED ANSWERS!
stephen.brich@vdot.virginia.gov (COMMISIONER)
Shane.Mann@vdot.virginia.gov (District Engineer)
Harley.joseph@vdot.viginia.gov (Land use Engineer)
cathy.mcghee@vdot.virginia.gov (Chief Deputy Commissioner)
Bart.Thrasher@vdot.virginia.gov (Chief Engineer)
paul.bodie@vdot.virginia.gov (Plan Reviewer)
adam.Wilkerson@vdot.virginia.gov (Plan Reviewer)
Are ya'll responsible or liable for the following negative impacts on our community, Can you answer how these concerns will be addressed to ensure zero impact?
Response: Every final plat has to do a wetland delineation. The developer will be working with DEQ to address any land disturbance that effects the existing wetlands.
Response: I have reached out to The Department of Wild Life Resources. I received the contact information for a biologist but I am yet to hear back from them. I did find the DWR guidelines involving eagles which I will be sending to the developer.
Response: Since Powhatan is a Dark Skies Community, we have zoning regulations governing lights. Any home that ends up being out of compliance with our regulations will be in violation of the zoning ordinance.
Response: The road has to meet both the Powhatan County ordinance and VDOT regulations. Powhatan County does not require a second connection until there are more than 50 houses. VDOT requires a stub road regardless, which is in the plan.
Response: The creation of a turn lane is dependent on VDOT regulations.
Response: A water table study is not a part of the process. However, they will need to comply with all of our erosion and sediment control regulations and will need to do a soil analysis for building.
Response: None
Response: As part of a final plat, we do not require a wild life impact study.
Will such small lots disturb the local wildlife and habitat?
Will this development increase the traffic on Schroeder Rd?
Will only one ingress/egress to this neighborhood prevent emergency services to residence in the development?
Will the water run-off from the new development negatively impact the adjoining pond and springs to these lots?
Will having 24 houses close together cause noise and light pollution impact to rural living of surrounding neighbors?
Steve McClung (District 2 Board of Supervisor)
Phone: 804-892-4268 Email: smcclung@powhatanva.gov
Darlene Bowlin (District 2 Planning Commissioner)
Email: dbowlin@powhatanva.gov
Bret Schardein (Powhatan County Administrator)
Phone: 804-598-3639 x 2005
Email: bschardein@powhatanva.gov
Dale R. Totten, PE (Vdot Richmond District Engineer)
Phone: 804-609-5288
This group of neighbors are in favor of smart development that doesn't cause negative impacts to our rural environment and people living in the area. We support development that benefits the county and neighboring community!
Join the list of concerned citizens
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