At a Jan. 13 work session, county planning staff led by Director Todd Fortune summarized recurring problems created by a Fluvanna County subdivision rule that requires any lot served by a private road to be at least 10 acres and limits private roads to serving no more than five lots. Fortune explained that the rule applies even when a lot fronts an existing public road and said the result has been extra expense for developers and added workload for staff.

Fortune cited recent cases in which he granted exceptions under the county’s hardship standard — allowing a single subdivision application where the code would otherwise force multiple filings — and presented a county‑by‑county comparison of nearby localities (Orange, Louisa, Greene, Goochland, Albemarle, Buckingham, Cumberland, Nelson). The comparison showed different approaches: some counties allow private roads to serve more lots, others require maintenance agreements, and some provide waiver or variance processes.

Fire‑rescue staff noted that state fire code typically requires 18–20‑foot apparatus access and said the county’s family subdivision easement language — presently a 20‑foot access easement — may be insufficient for emergency access. Commissioners discussed options including: (a) codifying the current exception practice and hardship criteria, (b) maintaining the 10‑acre minimum but allowing the residual‑lot approach (one residual 10‑acre lot plus smaller lots), (c) increasing right‑of‑way or road‑bed minimums for family subdivisions, and (d) applying different lot/road standards by planning area (rural preservation vs. development area).

Fortune said staff will prepare draft ordinance language and visual examples drawn from GIS to show how alternate approaches would affect specific parcels. Commissioners asked staff to bring draft code language and examples for the next meeting cycle.

What to watch: draft subdivision ordinance language, staff GIS examples, and any proposed change to family‑subdivision maintenance agreement requirements.