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Neighbors raise water and traffic concerns as commission reviews 15‑lot preliminary subdivision
Summary
A developer’s preliminary plat for a 15‑lot subdivision on a 60.238‑acre property drew neighbor concerns about well impacts, traffic and notice. Staff said lots are designed for engineered drain fields and that VDOT and health-department permits will be required before building permits are issued.
The Rockbridge County Planning Commission reviewed a preliminary subdivision plat March 11 for property owned by David Ahrens, a 60.238‑acre parcel at the intersection of Wesley Chapel Road and Poplar Hill Road. The application proposes 15 lots totaling about 16.68 acres; the remaining 43.558 acres would remain as a residual parcel.
Staff said proposed lots range from roughly 1 acre to about 2.117 acres and that a soil scientist reported the lots are offered as engineered drain fields. "They are all proposed again to be, engineered drain fields," staff said. The package shows all proposed lots with frontage on existing public roads and no new internal subdivision roads.
Neighbors attending the meeting raised concerns about groundwater and private wells, traffic, and short notice. Vince West, who said he lives across the road, told the commission he and other neighbors had received a letter the day of the meeting and that late notice undermines transparency: "Getting a letter the day that they're having the meeting is not transparency," he said.
Staff and agency representatives explained process constraints and required permits. County staff and the commission emphasized that VDOT must issue entrance permits for multi‑lot driveways and that the health department must approve water sources and drain fields before building permits can be issued. Staff said the subdivision is a by‑right use in the R‑1 district and noted that, if the final plats meet ordinance criteria (setbacks, frontage, lot‑size), the county does not have the authority to deny a by‑right plat.
Commissioners and staff recommended the developer consider fewer lots or further engineering to reduce impacts, and staff said it will relay neighbor concerns to the developer and coordinate with VDOT and the health department before final plat submission.
What’s next: staff will follow up with the applicant and the relevant agencies; the final plat must be submitted within ordinance timelines and must satisfy VDOT and health‑department requirements before building permits are issued.
