Planning commission approves Goshen Trace preliminary plat despite erosion and service-cost concerns

The Cumberland County Planning Commission approved the preliminary plat for Sub 24-62, known as Goshen Trace, after a discussion about soils, drain-field siting and county service costs.

Planning staff told commissioners the preliminary survey for Sub 24-62 was received on 12/31/2024 and that the proposal would create eight new parcels with road frontage on State Route 654 (Goshen Road). "The preliminary plat has been deemed complete and in an approval format as it meets all of the county's ordinances," staff said, and noted that VDOT and the health department had reviewed and endorsed the submitted survey.

The matter drew detailed technical questions. A health/soil reviewer, identified in the record as Miss Johnson, explained the soil report shows potential house sites and drain-field locations but that exact house siting will be finalized at the building and permitting stage. "Each lot would have to get a separate ENS permit through my office before they start clearing land," Miss Johnson said, referring to erosion and sediment-control permitting required before land disturbance.

Commissioner Hubert Allen pressed for more analysis of fiscal impacts and questioned whether the county needs more single-family homes. "I'm not sure additional homes are needed in the county," Allen said, and asked for a status report from the county administrator on an earlier work-session task to explore whether subsidy payments to offset service costs (law enforcement, fire and rescue, schools) would be feasible before approving major subdivisions.

Staff clarified zoning and septic issues: the A-2 district allows duplexes by right but the property owner has historically built single-family homes; the soil consultant located likely drain-field areas and potential house sites but those locations may shift when owners apply for permits.

On the vote to approve the preliminary plat, the roll-call entries in the transcript record Kevin Meadows voting yes, Hubert Allen voting no, and Steve Rosen and William Flippen voting yes. After the preliminary approval, staff said the approval would allow administrative final-subdivision processing.

The approval does not eliminate later required permits. The record shows VDOT and the health department reviews are part of the package but that each lot will need separate permits—particularly erosion and sediment-control approvals—before clearing and construction.

Planning staff said they will provide the health-department materials referenced in the discussion to commissioners on request. The commission moved on to other business after the vote.