16SN0674
CASE NUMBER: 16SN0674
APPLICANT: Shawn D. Dunn
CHESTERFIELD COUNTY, VIRGINIA
STAFF’S ANALYSIS Magisterial District: BERMUDA
16600 & 16530 Happy Hill Rd
AND
RECOMMENDATION
Board of Supervisors (BOS)
Public Hearing Date:
APRIL 27, 2016
BOS Time Remaining:
365 DAYS
Applicant’s Agent:
DEAN E. HAWKINS
(804-748-6519)
Applicant’s Contact:
SHAWN D. DUNN
(804-768-2402)
Planning Department Case Manager:
JANE PETERSON (804-748-1045)
APPLICANT’S REQUEST
Exceptions to Section 18-60 of the utility ordinance for required connections to the public water
and sewer systems in a General Industrial (I-2) District.
A contractor’s office and maintenance shop are planned. As proposed, the project would be
serviced by individual well and septic tank.
Notes:
A.Conditions may be imposed.
B.Conditions acceptable to the applicant are located in Attachment 1.
RECOMMENDATIONS
RECOMMEND APPROVAL
Accommodates small business where mandatory utility
PLANNING
connection requirements are cost-prohibitive
COMMISSION
Conditions will accommodate future utility extensionsby
(3/15/2016)
others, and require utility connections for uses on the request
properties upon availability
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS (CONTINUED)
RECOMMEND DENIAL
Adversely affects achieving the highest and best land use
STAFF
suggested by the Plan
Adversely impacts the extension of public water and sewer
systems to area properties
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SUMMARY OF IDENTIFIED ISSUES
DepartmentIssue
Failure to incrementally extend the public utility systems will
adversely affect:
achieving the highest and best land use suggested by the
PLANNINGAND Plan; and
UTILITIESpublic utility service to area properties
Relief to public utility connections will likely result in other
properties seeking similar exceptions, resulting in land uses
inconsistent with the Plan
FIRE-
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Map 2: Comprehensive Plan
Classification: CORPORATE OFFICE/RESEARCH AND DEVELOPMENT/LIGHT INDUSTRIAL
The designation suggests the property is appropriate for corporate office, research, laboratories, and light
manufacturing and assembly uses that are generally dependent upon raw materials first processed elsewhere. Typical
uses could include corporate headquarter offices and various types of laboratories; warehousing; and optical goods,
cosmetic, jewelry, musical instruments and artist materials manufacturing.
Map 3: Surrounding Land Uses & Development
Industrial
Self-storage
facility
Jefferson Davis Hwy Happy Hill Rd
Commercial
Dwelling
Vacant
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PLANNING
Staff Contact: Jane Peterson (804-748-1045) petersonj@chesterfield.gov
ZONING HISTORY
Case Number BOS Action Request
Rezoning from A to M-2 (now I-2)
74SN0110 (08/20/1974)
Included 16600 Happy Hill Road, only
Rezoning from A to I-2
Approved
04SN00258
Included 16503 Happy Hill Road, only
(07/28/2004)
APPLICANT’S PROPOSAL
A contractor’s office and maintenance shop are proposed. There is no guarantee that the property
will be developed for these uses and could be developed for other I-2 uses. Three (3) buildings are
proposed (office, employee’s room and maintenance shop) totaling approximately 4,200 gross
square feet.Use of a private well and septic system is planned.
EXCEPTION TO MANDATORY WATER AND WASTEWATER CONNECTIONS
Section 18-60 of the County Coderequires the use of public systems. An exception to use of public
systems must be evaluated by the Directors of Utilities and Planning, the Planning Commission,
and subsequently by the Board of Supervisors. The decision of such exceptions must be based
upon the following criteria:
Would the use of private systems encourage future area development inconsistent with
the Comprehensive Plan;and
Would the ability to extend the public system to other property be adversely affected.
COMPREHENSIVE PLAN AND FUTURE AREA DEVELOPMENT
The Comprehensive Plan suggests area propertiesfor corporate office, research and
development, and light manufacturing uses. Several are vacant parcels and are currentlyzoned
for light to moderate industrial uses. The Plan encourages nonresidential development with
the use of the public utility systems. Given the impact of public water and wastewater use in
achieving the industrial development potential consistent with the recommendations of the
Plan, the Planning Department does not support the requested exceptions to the use of these
public utilities.
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WATER AND WASTEWATER SYSTEMS
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
Theproposal’s impacts on the County’s utility system are detailed in the chart below:
Water and Wastewater Systems
Currently Size of Existing LineConnection Required by County Code
Serviced
Water No 12” & 30” Yes
Wastewater No 8”Yes
The properties are within the mandatory water and wastewater connection area as outlined in
Section 18-60 of the County Code. The applicant is requesting an exception to these connections.
Public Water System – Reference Map 4
Water is not immediately adjacent to the subject parcels.
A 30inchwater line is located along the east side of Jefferson Davis Highway; however,
this main serves as a pump station feed and cannot reliably provide sufficient pressure
for direct connections. Consequently, any water service in this area would require
connecting to the 12-inch water main on the west side of Jefferson Davis Highway
either through an existing or future crossing of the road.
The closest water connection is through an existing 8 inch water line that currently
crosses Jefferson Davis Highway at 16429 Jefferson Davis Highway, requiring 700 +/-
feet of water main (500 feet offsite) and an easement through 16601 Jefferson Davis
Highway.
Public Wastewater System – Reference Map 4
Sewer is not immediately adjacent to the subject parcels.
The closest sanitary sewer is 1,530 +/-feet to the east of the site. Accessing this sewer
would require crossing Happy Hill Road and a railroad with 2 easements.
The next closest sewer is 1,580 +/-feet to the north on 16301 Jefferson Davis Highway.
Development on Thibault properties will require connection, providing 430 +/- feet of
sewer with 2 or 3 easements. The remaining 1,150 +/-feet would be constructed by
the applicant. The sewer extension would require 3 or 4 easements and would make
sewer immediately available to 4 additional properties not currently served, plus a
future extension to serve 16610 and 16633 Happy Hill Road.
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Map 4: Existing Water & Wastewater Systems
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Utilities Recommendation
The Utilities Department does not support the exceptions to public water and wastewater
connections:
Viable options have been identified that could provide access to public water or sewer.
Extension of water will improve the potential for redevelopment ofan adjacent parcel
(16601 Jefferson Davis Highway).
Extension of sewer will allow for potential connections to several existing parcels, and
facilitate future extension to serve 16610, and 16633 Happy Hill Road (an undeveloped
site zoned C-5).
Should exceptions be granted, public water and wastewater easements should be provided to
facilitate future utility extensions, and use of the public systems should be required if and
when extended to within 200 feet of the subject property. (Conditions 1 and 2)
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PUBLIC FACILITIES
FIRE SERVICE
Staff Contact: Anthony Batten (804-717-6167) BattenA@chesterfield.gov
When the property is developed, the number of hydrants, quantity of water needed for fire
protection, and access requirements will be evaluated during the plans review process. This
request will have minimal impact on fire and EMS.
Nearby Fire and Emergency Medical Service (EMS) Facilities
Fire Station The Harrowgate Fire Station, Company Number 21
EMS Facility The Bensley-Bermuda Volunteer Rescue Squad
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CASE HISTORY
Applicant Submittals
12/16/2016 Application submitted
Planning Commission Meeting
3/15/16Citizen Comments
No citizens spoke to this case.
Commission Discussion
In response to questions of the Commission, the Utilities Department
reviewed the costs for the extension of the water and sewer lines to the
request properties, and associated connection fees which may be
waived as part of a Technology Zone.
The Commission noted:
Intent of Comprehensive Plan very valid in promoting public
utility use
Solution needed to accommodate development where
mandatory connection requirements are cost-prohibitive for
small businesses
Need to be practical relative to land worth and size of business
when compared to development costs; as presented, exception
is warranted
Recommendation – APPROVAL SUBJECT TO CONDITIONS IN
ATTACHMENT 1
Motion: Sloan Second: Jones
AYES: Wallin, Sloan, Freye, Jackson and Jones
The Board of Supervisors on Wednesday, April, 27, 2016, beginning at 6:30 p.m., will
consider this request.
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ATTACHMENT 1
CONDITIONS ACCEPTABLE TO THE APPLICANT
Note:
“CPC” – Recommended by the Planning Commission only
(CPC) 1.Utility Easements. Any site plan or building permitfor the subject parcels shall
provide and dedicate public utility easements in locations acceptable to the
Utilities Department to accommodate the future extension of the public water
and wastewater systems. Such easements shall be dedicated prior to site plan
approval. (U)
(CPC) 2.Extension of Utilities. In the event that the public sewer or water systems are
extended to a point within 200 feet of the property, the public water and
wastewater systems shall be extendedto a point acceptable to the Utilities
Department and all uses requiring domestic water and wastewater shall be
connected to the applicable public system.(U)
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