PLANNING COMMISSION

     MINUTES

     April 16 , 2003

THE REGULAR MEETING OF THE GREENE COUNTY PLANNING COMMISSION WAS HELD ON WEDNESDAY, APRIL 16, 2003, AT 7:30 pm IN THE COUNTY MEETING ROOM.

Those present were:          Gary Lowe, Chairman

                                                Helen Phillips, Vice-Chairperson

                                                Greg Collier, Member

                                                Mike Skeens, Member

                                                Brent Wilson, Member

                                                Mickey Cox, Ex-officio Member

Nick Hahn, Planning Director

Marsha Alley, Secretary

The chairman called the meeting to order.  He explained that there would be no public hearings tonight but that there would be a preliminary plat review for Willow Creek subdivision.  He stated that anyone with comments on this request should direct them to Mr. Hahn by phone call or letter.  He added that the Comprehensive Plan would be discussed in the continued workshop later in the meeting.  He explained that it would not be a public hearing but that public input may be allowed depending on the timeframe.

Mr. Lowe asked Mr. Hahn to report on the Willow Creek subdivision plat. 

Mr. Hahn explained that a public hearing is not required for this request as it is a by-right use under the R-1, Residential, zoning.  He explained that the use is requested for parcel 66-(A)-1 which is comprised of 71 acres.  He stated that the request proposes 55 lots on the parcel which currently has 1 residence and much open space and a wooded area.  He described the proposed development as being nestled between Carodon and Deer Lake Estates with no connections to either development.  He added that the lots will be served by private septic and public water.  He noted that the internal roads serving the subdivision will be constructed to state standards and have only one entrance on to Route 607.  He explained that the current Future Land Use Map designates the area as a “desired growth area” and “existing rural residential” and added that the current Comprehensive Plan supports the proposed use.  He noted that the proposed Future Land Use Map of the proposed Comprehensive Plan, which has not been approved or adopted by the Board of Supervisors, designates the area as “residential”.  He stated that the proposed use is allowed by right in the R-1 zoning district and added that the developer has instituted restrictive covenants which include a Homeowners’ Association and an Architectural Review Board.  He stated that the Health Department has given preliminary approval for the proposed development and that Road Profiles had been submitted to VDOT and changes had been made per VDOT’s comments.  He explained that RSA had requested some technical changes but added that they would not affect the overall design of the project.  He noted that the Erosion & Sediment Control Plan has been submitted and is under review by the County Engineer.  He stated that staff recommends approval of the request.  He gave a digital presentation of the proposed development and described the area.

Ted Kostich addressed the Commission as the developer of Willow Creek Subdivision.  He stated that the proposed subdivision would include 55 units with brick fronts and interior upgrades.  He added that there would be tight covenants and restrictions in place.  He stated that the homes would sell for $325,000-$400,000.  He added that he plans for a nice development.

Mr. Wilson asked what the average home size would be.

Mr. Kostich stated that the homes would be 2,600—3,200 square feet with a 2 car garage minimum.

Mr. Wilson asked how many bedrooms would be in each home.

Mr. Kostich stated that there would be 3 or 4 bedrooms and that most homes would have a bonus room.

Mr. Wilson asked if there would be a road connection with Deer Lake Estates.

Mr. Kostich stated that VDOT did not find that a connection would be favorable due to the traffic counts at Route 29 and Buck Drive.

Mr. Skeens asked who the developer would be for the project.

Mr. Kostich stated that he would be the developer.

Mr. Skeens asked if the lots would have reserve areas for drain fields.

Mr. Kostich stated that there would be primary and reserve areas at 100% on each lot.

Mr. Skeens asked if pump systems would be required on any of the lots.

Mr. Kostich stated that the determination would be made based on the topography of the lot and the location of the best soil percolation as advised by the soil scientist.

Mr. Skeens asked if there were plans to sell vacant lots.

Mr. Kostich stated that he intends to build homes on each lot.

Mr. Collier asked what the expected build out time frame would be.

Mr. Kostich estimated that build out would occur in about 2 ˝ years.

Ms. Phillips asked how many lots are in Carodon and Deer Lake Estates.

Roger Ray, land surveyor, addressed the Commission.  He stated that he worked on Deer Lake Estates and that there are approximately 180 lots in the development at build out.

Mr. Kostich stated that there are 74 lots in Carodon.

Ms. Phillips asked what the average lot size would be for the lots in Willow Creek subdivision.

Mr. Kostich stated that the average lot size would be approximately 0.75 acre.

Ms. Phillips asked for clarification of page 6, item c, of the covenants and restrictions regarding dwelling areas of less than 2,000 square feet.

Mr. Kostich explained that this item was included in order to allow for custom home plans to be built in the development for those who may not need as much space.

Ms. Phillips asked for clarification of page 3, Section 2.02 regarding further division of the lots.

Mr. Hahn stated that the covenants and additional restrictions were placed by the applicant in order to address these issues.  He added that he does not anticipate any further lot divisions, although lot lines may be adjusted or vacated.  He explained that should the applicant with to develop more than 55 lots, he would have to come back to the Planning Commission for approval.

Mr. Ray stated that the plan has exhausted all development allowed by current county ordinances.

Mr. Lowe asked for more information on the bio-filters.

Mr. Kostich stated that in 1998, the Department of Environmental Quality outlawed in-stream construction.  He explained that the bio-filter is a new technique used to retain stormwater and release it over a 24 hour period without holding the water.  He added that there are sand filters in the bottom of each pond and that appropriate plants would be placed there to absorb some of the water and to add to the aesthetics of the area.

Mr. Lowe reminded the Commission that the request is not a rezoning request but that the proposed use is an allowed use in the R-1, Residential, zoning district.  He added that if the applicant meets the requirements set forth by the current county ordinances, the request is generally approved.

Mr. Lowe asked Mr. Ray if the setbacks could be able to be met for lots on the cul-de-sac.

Mr. Ray assured him that the setbacks could be met as they had been carefully checked.

Mr. Lowe asked if the roads would be turned over to VDOT.

Mr. Kostich stated that they would.

Mr. Lowe stated that the architectural controls seemed to be tight.

Mr. Kostich stated that he lives in and works in Greene County and would like to see nice homes being built in Greene which would also bring in revenue.  He added that he is a quality builder and will be the president of the Architectural Review Board.

Lee Estes asked if he could make a comment.

Mr. Hahn instructed the Commission that the decision would be left to the Chairman’s discretion.

Mr. Lowe allowed Mr. Estes to speak.

Mr. Estes addressed the Commission as an adjoining property owner.  He stated that Mr. Kostich had to purchase some property from him in order to meet the requirement for road frontage and that Mr. Kostich had kept him informed of the project at every turn.  He stated that he believed the development would be an asset to the county and the immediate area.

Patsy Morris asked if she could make a comment.

Mr. Lowe instructed her that the comments would have to directly relate to the request at hand.

Ms. Morris addressed the Commission.  She stated that the public had been told that each home costs the county $1,800.  She multiplied this figure by 55 and found that the development would cost the county $99,000.  She stated that the public had been told that each child costs the county $25,000.  She multiplied this figure by 55, estimating 1 child per household, and found that the development would cost the county $1, 375,000.  She addressed the issue of land use in the county as well.

Mr. Lowe instructed Ms. Morris that land use issues should be discussed during the Comprehensive Plan Workshop.

Ms. Morris agreed to withhold her comments until the Comprehensive Plan Workshop.

Mr. Wilson made a motion to approve SDV#03-193 as presented.

Mr. Lowe reminded the Commission that the proposed use is allowed by right in R-1 zoning districts. 

Mr. Skeens stated that it was unfortunate that Mr. Kostich had to come before the Commission at this time with land use being such a hot issue.

Mr. Lowe stated that Mr. Kostich has met all of the requirements in the current ordinances and that the use is a by right use.  He added that it is a tough request to turn down, adding that there could even be legal ramifications if turned down.

Ms. Phillips restated her concern regarding the possibility of further lot division.

Mr. Hahn stated that the number of lots can be reduced, but in order to increase the number of lots, the applicant would have to appear before the Commission for approval.

Mr. Kostich stated that he has no intention of changing the current plan for the development or appearing before the Commission to increase the number of lots.

Ms. Phillips thanked Mr. Kostich for that assurance and seconded the motion.

The vote was taken.

AYE                                                                            NAY

Mr. Wilson

Mr. Skeens

Mr. Collier

Ms. Phillips

Mr. Lowe

The motion to approve carried by a unanimous vote.

OLD/NEW BUSINESS

Mr. Lowe reminded the members to forward their comments to Mr. Hahn regarding the UnJAM report that was presented by the TJPDC at last month’s meeting. 

APPROVAL OF MINUTES

The minutes of the March 19, 2003 meeting were unanimously approved as submitted.

OTHER PLANNING MATTERS

The Comprehensive Plan Workshop was continued from the April 3, 2003 workshop meeting.  As a result of the workshop, the Planning Commission directed Mr. Hahn to revise the draft Comprehensive Plan to eliminate any steep slope reference and prepare a modification concerning division rights in the A-1 and C-1 zoning districts to be reviewed at a later meeting.

ADJOURNMENT

There being no further business, the meeting was adjourned.

Respectfully submitted,

Marsha Alley

Secretary

END