HomeMy WebLinkAboutSP198100058 Staff Report 1981-12-01r (00�
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STAFF REPORT
SP-81-58 Frank Milton Miles, Jr.
December 1, 1981
Request: Division of 40.8 acres into 8 parcels (10.5.2)
Zoning: RA Rural Areas
Location: Property, described as Tax Map 30, Parcels 16C and 16F, is located
on the south side of Route 662 at its intersection with Route 660.
Character of the Area
This property is steep, wooded land, as
Rivanna Reservoir is across Route 660.
western portion of the property.
Comprehensive Plan
are other properties in the area. The
A tributary to the reservoir is in the
Since this property is in the watershed of the Rivanna Reservoir, the Comprehensive
Plan recommends one dwelling unit per 10 acres.
Land Use Summary
Acreage Percentage Total
Agricultural Land Use Tax 536 30%
Forestal Land Use Tax 517 290
Undeveloped (5+ acres) 369 21%
Developed (under 5 acres) 375 21%
TOTAL 1,797 101%
While this property is within an agricultural area as defined by the RA criteria,
those areas under preferential tax are more remote from the property than much of
the developed land.
Staff Comment
Development of the property "by -right" could yield 8 parcels (7 parcels less than
21 acres; one parcel of 21+ acres). The applicant is proposing to divide the
property into 8 parcels, all of which would be less than 21 acres. Therefore,
staff has not addressed RA criteria dealing with the scale of development
(Criteria #6, #7, #8). The applicant has addressed Criteria #1, #2, #3, and #9.
In staff opinion, the main issue under the RA criteria is the appropriateness of
maintaining one larger tract under by -right development (i.e., 21 acres) for
future agricultural or forestal use. Staff observations in this regard are as
follows:
1) SCS has stated that "soils in this area consist of Hayesville loam, Chester
loam, Cullen loam, Cullen clay loam, Hiwassee clay loam, Hiwassee loam, and
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STAFF REPORT CONT.
SP-81-58 Frank Milton Miles, Jr.
Page two
December 1, 1981
Ashe loam. The Hayesville, Chester, Cullen and Hiwassee are deep, well -drained
clay soils found on gentle slopes and ridges. These are all important _
agricultural soils. The Ashe loam is a shallow soil found on steep slopes."
2) The average slope of this property exceeds 15%. Agricultural uses are
generally unacceptable on steeper slopes. In terms of forestal use, Chester
and Hayesville soils have moderate to severe restrictions due to erodability
and equipment limitations. Likewise, these soils are listed as having
severe limitations for building sites due to erodability.
3) In terms of environmental concerns, the County has virtually no control of
agricultural and forestal practices, while residential development is
controlled by several ordinances. Additional safeguards on residential
development can be imposed through the special use permit process.
Staff opinion is that the proposed subdivision is an improvement over that which
could be accomplished by -right. Because of topography, the property is not well -
suited for agricultural or forestal use. Since no increase in the number of lots
is requested, agricultural activity in the area would not be affected any more
than would be the case with by -right development. Because this approach permits
larger lots in the more sensitive area of the property (i.e., the western portion
where the stream is located), staff would expect lesser affect on the Reservoir.
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Staff recommends approval, subject to the following conditions:
1) Subdivision shall be limited to 8 parcels and shall be in general
accord with the plat by William Morris Foster, File Number 638, dated September 15,
1981;
2) County Attorney approval of deed restrictions limiting tree removal to
the following areas: a) designated building sites as required by 4.2 of the
Zoning Ordinance;
b) access easements as shown on the plat.
This condition shall not apply to selective cutting intended to promote the
welfare of remaining trees, nor tree -cutting for firewood or other on -site usage.