County Planning Commission
Deirdre Clark, Senior Planner
Preliminary Plat #PP02-CR-10, Shipe’s Ridge
applicant sought approval of a preliminary subdivision plat to divide ±150.5 acres zoned RA (Rural Agricultural) into
three (3) residential lots and a residue parcel. As proposed, the lots ranged in size from 2 acres to ±3 acres.
A companion administrative division was proposed to create an
additional 3 lots from the residue parcel.
property is located on the south side of Elk Run Road (State Route 806),
between its intersection with Ensors Shop Road (State Route 637) and
its April 25, 2002 meeting, at the request of the applicant, the Planning
Commission postponed action on this application for 30 days to allow the
applicant time to make revisions to the preliminary plan and to respond to
outstanding concerns. A
similar request was made at the meeting of the Planning Commission on May
30, 2002. The outstanding
issues were adequate access and suitable frontage for each lot.
the applicant seeks approval of a preliminary subdivision plat to divide
the subject property into four (4) residential lots (Lots # 1- 4) and a
residue parcel. As proposed,
the lots will range in size from approximately two (2) acres to ± 10
acres. A companion
administrative division is proposed to create an additional three (3) lots
(Lots # 5- 7) of ± 1.7 and 3.0 acres, and ± 128 acres, the residue
applicant proposes Lot # 4 as a pipestem lot.
Although fairly common in R-1 residential clusters, pipestems have
not been used in residential clusters in RA areas.
In addition, the applicant proposes access to Lots #2 and #3 by way
of the pipestem serving Lot # 4. The
states that the total number of pipestem lots within a given subdivision
shall in no case exceed twenty (20) percent, which, in this case, is one
lot. Thus, access for Lots #
2 and #3 must be available
from Elk Run Road. The
applicant continues to make refinements to the subdivision plat as it
relates to access.
The Virginia Department of Transportation (VDOT) requires a sight
distance profile for all access points, most notably those that will serve
more than one dwelling. A
maximum of two access points is recommended as a condition of approval.
Direct access to Elk Run Road, other than the common point for Lots
# 2, 3, and 4 and Shipe’s Ridge Drive, is not recommended.
Approval of these two access points is dependant upon sufficient
sight distance. An easement
for common access to Lots # 2, 3 and 4 was not noted on the preliminary
Health Department has noted that since changes have been made to the
previously approved preliminary plan, the revision must be submitted for
Staff recommends that the Planning Commission defer action on this proposal for thirty days to allow the applicant sufficient time to resolve access issues.