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FORMAL LETTER OF OPPOSITION

Re: Opposition to Proposed Rezoning of A-1 Land for Residential Development (25–30 Homes on 5-Acre Lots)

Property Location: 14867 Scotchtown Road

GPIN(s): 7841-26-6624

Requested Zoning District: AR-6

To Whom It May Concern,

We, the undersigned residents and property owners of the Montpelier/Scotchtown Road community, respectfully submit this letter in strong opposition to the proposed rezoning of agricultural land (A-1) located at 14867 Scotchtown Road for the development of a 25–30 home subdivision.

This rezoning is not in the best interest of our community and presents significant public safety, environmental, historical, infrastructural, and quality-of-life concerns. We urge the County to deny the request for the reasons outlined below.

1. Public Safety Concerns (Fire, Rescue, and Emergency Access)

The proposed development poses substantial risks to life safety and emergency response:

Scotchtown Road is narrow, winding, and not designed for increased traffic volume—including construction vehicles, service trucks, and daily residential use.
Fire and EMS response times are already lengthy in our rural district due to distance and limited access options.
The road lacks adequate width and shoulders for emergency vehicles to pass safely during peak hours.
Increased housing density raises the likelihood of fire, medical, and rescue calls, stressing already limited volunteer emergency resources.

We respectfully request an official fire/EMS safety evaluation / re-evaluation, as these concerns represent a critical threat to public welfare.

2. Traffic Safety & Line-of-Sight Hazard (Critical Concern on Scotchtown Road)

In addition to the existing safety concerns, the proposed entrance and exit for this development are located on a section of Scotchtown Road with extremely limited line-of-sight visibility. This is not an isolated issue — both Phase 1 and Phase 2 of the proposed development already face the same visibility constraints, and the new Phase 3 location compounds the danger even further. Motorists traveling along Scotchtown Road have minimal reaction time due to sharp curves, elevation changes, and narrow shoulders. Introducing a residential entrance at this exact location creates a high-probability collision point, particularly during peak hours, school transportation times, and nighttime conditions.
 This is a known hazard, and adding another ingress/egress point would significantly increase the likelihood of severe accidents, endanger residents, and place an additional burden on fire, rescue, and law enforcement services. It is not a matter of inconvenience — it is a serious and predictable safety risk that must be addressed before any rezoning consideration.

3. Stormwater Runoff & Environmental Impact

The development would dramatically alter natural drainage patterns:

The proposed site sits at an elevation that channels water directly downhill toward our properties.
Increased impervious surfaces (driveways, roads) will accelerate runoff, risking flooding, erosion, and damage to existing homes and farmland.
Local streams and watershed areas would experience contamination from sediment, fertilizers, and construction activity.
Soil surveys in the area indicate poor percolation, making septic systems unreliable and prone to failure in high-density clusters.

These environmental risks are both immediate and long-term, with potential to cause irreversible property damage.

4. Historical & Cultural Protection (Documented Burial Grounds)

The proposed development site includes land with confirmed historical significance, including a slave burial ground.

This area is a profound and irreplaceable part of our community’s history.

Disturbing, excavating, or building upon such culturally sensitive land is not only inappropriate—it is a breach of historical and ethical responsibility. We request a full archaeological and historical assessment, including mapping and protection of all burial grounds and artifacts.

5. Incompatibility With the County Comprehensive Plan

This section of Scotchtown Road is designated in the Comprehensive Plan for:

• Agricultural use
• Rural preservation
• Low-density living
• Environmental protection
• Conservation of historical lands

A cluster of 25–30 homes, in addition to the 40+ homes currently in development on Scotchtown Road,  is entirely inconsistent with these objectives. Approval of this rezoning would undermine long-standing county policy and set a damaging precedent for future development pressure in agricultural districts.

6. Traffic Safety & Infrastructure Limitations

The surrounding road network lacks:

• Adequate lane width
• Turn lanes
• Traffic controls
• Visibility around curves

Additional homes would substantially increase daily traffic, delivery vehicles, construction loads, and school bus interactions. These factors raise potential for motor vehicle collisions and roadside hazards.

The infrastructure simply cannot support a development of this size.

7. Wells, Septic, and Resource Strain

Because this area is not served by public water or sewer:

All homes would rely on individual wells and septic systems.
High-density development increases risk of groundwater depletion and contamination.
Septic failures are historically common in our soil type, especially in areas with clay and poor drainage.

The rezoning would create significant long-term environmental risk to the water table and surrounding farmlands.

8. Wildlife Displacement & Impact on Surrounding Homes

The wooded acreage targeted for development currently supports a thriving and diverse wildlife habitat, including:

• Deer
• Foxes
• Coyotes
• Rabbits
• Ground-nesting birds
• Owls and hawks
• Turtles and amphibians
• Pollinators and beneficial insects

Clearing these forests will force wildlife into surrounding residential and agricultural properties, causing:

A. Increased risk of vehicle-animal collisions

Displaced deer and foxes often seek new travel patterns across roads, raising collision risk on already narrow, low-visibility routes.

B. Disturbance of livestock and pets

Coyotes and foxes displaced from their environment may move closer to homes, posing risks to pets, chickens, goats, and other farm animals.

C. Increased property damage

Animals forced out of their habitat may cause destruction to landscaping, gardens, fencing, or outbuildings while searching for new territory.

D. Ecological imbalance

Removing wooded habitat disrupts predator–prey balance, which can increase nuisance animals (rodents, snakes) and disrupt agricultural operations.

E. Loss of natural barriers

Trees currently buffer sound, wind, dust, and runoff. Clearing them eliminates these protections and changes the character and safety of neighboring lands.

The ecological ripple effect of clear-cutting forested acreage cannot be overstated. It directly impacts surrounding homes, farmland, and livestock and fundamentally alters the rural environment residents rely upon.

Conclusion

For the reasons outlined—public safety, environmental risk, historical preservation, infrastructure limitations, and incompatibility with the County’s rural preservation plan—we firmly oppose the rezoning request.

We respectfully urge the County to deny this application and preserve the agricultural, historical, and rural integrity of the Scotchtown Road community.

Thank you for your time, attention, and commitment to the wellbeing of our district.

 

Please consider attending the in person public hearing DECEMBER 15th at 6pm, to OPPOSE this rezoning request. 

Location: Freedom Fellowship Church (15010 Scotchtown Rd, Montpelier, VA 23192) 
 

 

Below is the preliminary plans for the development as well as the notification of rezoning request. 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

PLEASE NOTE:

I was unaware that Change.org automatically gives the option to donate after signing the petition. Unfortunately, I’m not able to remove or disable this feature.

 

Any donations made go to the Change.org foundation, not to this cause or to anyone involved in our community effort.

 

Your signature alone is what helps us. Thank you so much for your support and for sharing the petition with others.