15SN0618
CASE NUMBER: 15SN0618 (Amended)
APPLICANT: Plantation Haven LLC
CHESTERFIELD COUNTY, VIRGINIA
STAFF’S ANALYSIS Magisterial District: BERMUDA
AND
RECOMMENDATION
Board of Supervisors (BOS)
Public Hearing Date:
APRIL 27, 2016
BOS Time Remaining:
1 DAY
Applicant’s Agent:
R. L. DUNN
(804-586-9321)
Planning Department Case Manager:
DARLA ORR(804-717-6533)
APPLICANT’S REQUEST
(AMENDED) Conditional use planned development to permit exceptions to Ordinance
requirements relative to expansion of manufactured home park. Specifically, the Applicant seeks
approval to permit enclosed additions constructed to eight (8) manufactured homes without
requisite zoning exception and building permit approvals to remain.
Continued operation of a 50-unit manufactured home park (Plantation Haven) is planned.
Notes:
A. Conditions may be imposed or the applicant may proffer conditions.
B. Conditions and exhibits are located in Attachments 1 thru 3
RECOMMENDATION
PLANNING RECOMMEND APPROVAL
COMMISSION
(3/7/2015)
RECOMMEND APPROVAL
No evidence that existing additions have adversely impacted
the remainder of the park or adjacent properties
Approval would allow only the eight (8) existing additions, with
STAFF
no future additionspermitted
As conditioned, manufactured home park should operate and
be maintained in a manner to protect the health, safety and
welfare of its occupants and area properties.
Providing a FIRST CHOICE community through excellence in public service
SUMMARY OF IDENTIFIED ISSUES
DepartmentIssue
PLANNING-
FIRE -
CDOT -
VDOT -
UTILITIES -
ENVIRONMENTAL
-
ENGINEERING
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Map 2: Comprehensive Plan
Classification: COMMUNITY MIXED USE
The designation suggests the property is appropriatefor an integrated mixture of commercial, office
higher density residential use
.
Map 3: Surrounding Land Uses & Development
Harrowgate Rd
Commercial, Church,
Residential or Vacant
Plantation Haven
Manufactured Home
Park
Jefferson Davis Hwy
Whitehouse Rd
Commercial, Church,
Residential or Vacant
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PLANNING
Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov
ZONING HISTORY
Case NumberBOS ActionRequest
Conditional Use to permit a manufactured home park to
remain
APPROVED 40’X50’enclosed area with swings and sandboxes
67AN0048
11/1/1967 for recreation to be provided; final site layout
approved by Planning
Upgrades and improvements to park planned
Rezone 4.9 acre tract (subject is a part) from A to C-2 to
APPROVED
70000055C permit proposed expansion of manufactured home park
11/11/1970
with sewer to be provided
Conditional Use to permit expansion of existing
manufactured home park
APPROVED
70AN0057 Use of public water and sewer required
12/2/1970
Site plans, landscaping and unit layoutto be
approved by Planning Department
Conditional Use Planned Development to permit mobile
homes sales and service (1.3 acre part of request property)
APPROVED
85SN0118
Conditions of approval address buffers, landscaping,
5/28/1986
lighting, signs and prohibit outside public address
systems
PROPOSAL
A manufactured home park, known as Plantation Haven, has existed on the request property since
the 1960s, with subsequent expansions. In 2014, acomplaint was received relative to various
zoning and building code violations within the park. During the investigation, staff determined
unpermitted permanent additions had been constructed to nine (9) of the manufactured homes
without the requisite zoning exception or building permit approvals. The Zoning Ordinanceonly
permits temporary accessory structures within manufactured home parkssuch as self-supporting
open porches or decksand accessory sheds.Permanent structures (such as enclosed livable
additions) are not permitted by the Zoning Ordinance. Since the addition to the home on Lot 8 has
been removed, the applicant is requesting an exception to Ordinance standards to permit eight (8)
existing permanent living space additions to remainprovided each addition complies with minimum
buildingcode requirements.The units with these additions are identified on Exhibit A. (Attachment
2)
A significant number of other zoning and building code violations were present in the park during
the Fall of 2015, most of which have been resolved by park occupants and the owner. The applicant
has indicated that the two (2) outstanding violations from the 2015 citing will be resolved prior to a
scheduled court hearing in July 2016.
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To address concerns expressed by the Bermuda Board member and staff, the following provides an
overview of the conditions recommended to ensure health, safety and welfare of park residents and
area citizens is maintained:
General Overview
Requirement Details
Onlyeight (8) additions identified on Exhibit A
permitted
Building and occupancy permits must be obtained
from Building Inspections
Additions must be structurally sound
No other permanent-type living space permitted
Permanent Additionsto
Additions cannot be enlarged, extended or
Manufactured Homes
substituted.
Alternation of addition only permitted if required
to comply with Building Code
If compliance with Building Code cannot be
obtained, addition must be removed
Conditions 1 and 2 and Exhibit A
Maintained to protect safety for persons, propertyand
Street Lights
traffic
Condition 3
Unless exception granted by Planning, 2 hard-surface
Parking
parking spaces required for each manufactured home
Condition 4
16’ wide paved roads; unpaved portion must be paved
before August 1, 2016 (coordinated with date issued by
Park Streets
court for completion)
Condition 5 and Exhibit B
1 solid waste storage area with minimum of 2
dumpsters
Refuse Disposal
Screened with limits on service hours
Maintained by park management
Condition 6
Not located between home and park streets
Constructed of uniform materials typically
approved for dog pens (tarps, signs, scrap building
Dog Pens/Enclosures
materials or similar materials not permitted)
Areas for dog keeping kept free of waste on a
regular basis
Condition 7
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General Overview (Continued)
Requirement Details
Existing porches, decks, sheds and portable
carports may remain but may not be enlarged,
extended, reconstructed, replaced or structurally
altered
If necessary to alter, reconstruct, replace, extend
or enlarge, must comply with Condition 8 which
permits:
Only one maximum 150 square foot shed per lot
o
Only one portable carport per lot
o
Accessory Structures
Only one porch or deck for each unit with all
o
(Porches/Decks and Sheds)
other entrances only having steps in compliance
with building code
All porches, decks and sheds must be constructed
of uniform materials typically approved for such
structures and rated for exterior exposure (tarps,
signs, scrap building materials or similar materials
not permitted)
All carports must be prefabricated metal material
and portable
Condition 8.A
Made of materials typically used for manufactured
home skirting (tarps, scrap building materials or
similar materialsnot permitted)
Skirting
Each individual unit must be skirted with like
material
Condition 8.B
Maximum 6’ tall fences along periphery of park; All
others maximum 4 ‘tall
Constructed of uniform materials typically
Fences
approved for fence construction (tarps, signs, scrap
building materials or similar materials not
permitted)
Condition 8.C
Displayed on uniform plaques at standard location to
Unit Numbering
assist with public safety
Condition 8.D
Existing pole sign to be repaired to include street address
Park Entrance/Identification
for park; Planning to approve design
Condition 8.E
Minimum 1,200 square feet fenced area as
identified on Exhibit B
Play Lot Mulched area with swing and picnic table
Screened from Jefferson Davis Highway
Concrete balusters for safety from vehicles
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PUBLIC FACILITIES
FIRE SERVICE
Staff Contact: Greg Smith (804-706-2012) smithgd@chesterfield.gov
This request will have a minimal impact on fire and emergency medical service (EMS).
Nearby Fire and Emergency Medical Service (EMS) Facilities
Fire Station The Dutch Gap Fire Station, Company Number 14
EMS Facility The Bensley-Bermuda Volunteer Rescue Squad
COUNTY DEPARTMENT OF TRANSPORTATION
Staff Contact: Jim Banks (804) 748-1037 banksj@chesterfield.gov
The County Department of Transportation has no comment on this request.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Brian Lokker (804-674-2384) brian.lokker@vdot.virginia.gov
VDOT has no comment on this request.
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WATER AND WASTEWATER SYSTEMS
Staff Contact: Jamie Bland (804-751-4439)blandj@chesterfield.gov
The proposal’s impacts on the County’s utility system aredetailed in the chart below:
Water and Wastewater Systems
Currently Size of Existing Line Connection Required by County Code?
Serviced?
Water Yes 6” Yes
Wastewater Yes 8” Yes
The request will not impact the public water and wastewater systems.
ENVIRONMENTAL
Drainage, Erosion and Water Quality
Staff Contact: Doug Pritchard (804-748-1028)pritchardd@chesterfield.gov
Environmental Engineering has no comment on this request.
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CASE HISTORY
Applicant Submittals
12/19/2014 Application submitted
Planning Commission Meeting
3/17/2015Citizen Comments:
No one spoke to this request
Commission Discussion:
Mr. Patton stated approval would permit only the existing additions and the
County will ensure their compliance with the building code.
Recommendation –APPROVAL SUBJECT TO THE CONDITION IN ATTACHMENT 1
Motion: Patton Seconded: Wallin
AYES: Gulley, Waller, Brown, Patton and Wallin
Board of Supervisors Meetings
On their own motion, the Board deferred this case to their May 27, 2015 public
4/29/2015
hearing.
On their own motion, the Board deferred this case to their August 26, 2015 public
5/27/2015
hearing.
On their own motion, the Board deferred this case to their January 27, 2016
8/26/2015
public hearing.
On their own motion, the Board deferred this case to their March 9, 2016public
1/27/2016
hearing.
3/9/2016 On their own motion, the Board deferred this case to their April 27, 2016 public
hearing.
The Board of Supervisors on Wednesday, April 27, 2015, beginning at 6:30 p.m., will consider
this request.
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ATTACHMENT 1
CONDITIONS
Note: The unnumbered condition below identified with an “asterisk” was recommended by the
Planning Commission. All other conditions are recommended by Staff only. Conditions 1
and 2,as recommended by Staff,would replace theCondition recommended by the
Commission.
*CONDITION (Recommended by the Planning Commission)
With the approval of this request, the nine (9) enclosed additions identified on Exhibit A,
dated March 5, 2015, shall be permitted provided such additions comply with all
applicable building code standards. No other permanent-type living space shall be added
to any manufactured home. The existing additions shall not be enlarged, extended or
substituted. The existing additions cannot be structurally altered, unless such alteration is
authorized by the County as necessary for compliance with building code requirements.
(BI and P)
CONDITIONS (Recommended by Staff)
1.
Existing Additions: With the approval of this request, the eight (8) enclosed additions
identified on Exhibit A, dated March 5, 2015, shall be permitted to remain provided such
additions comply with applicable building code standards. No other permanent-type living
space shall be added to any manufactured home. The existing additions shall not be
enlarged, extended or substituted and shall not be structurally altered, unless such alteration
is authorized by the County as necessary for compliance with building code requirements.(BI
and P)
2.Building Permits: Within sixty (60) days of the approval of this request, the applicant shall
obtain building permits for each of the eight (8) existing additions. The applicant shall have
sixty (60) days from the issuance of each building permit to complete work determined
necessary by the Building Inspections Department in order to obtain a final occupancy permit
for each addition. Any addition that cannot receive a final certificate of occupancy by the
Building Inspections Department shall be demolished and removed from the property within
thirty (30) days of the date of the rejection notice from the Building Inspections Department.
(BI and P)
3.Street Lights: Existing park street lighting shall be maintained in the interests of safety and
security for persons, property and traffic. (PD)
4.Parking: Unless an exception is granted by the Planning Director to permit one (1) parking
space on a manufactured home lot, two (2) parking spaces shall be provided on each
manufactured home lot within the park. Such spaces shall be of a hard-surface, dustless
construction. An adequate base must be provided for all spaces to ensure they are effectively
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useable. Where spaces have a gravel surface, the parking spaces shall have a minimum
surface depth of 6 inches of No. 21 or No. 21A stone or similar material as may be approved
by the Planning Director.(P)
5.Park Streets: All manufactured homes shall abut a park street of not less than sixteen (16)
feet in width constructed of asphalt, bituminous concrete, concrete or other similar material
approved by the Planning Department. Paving of the portion of the park streets identified on
Exhibit B, dated March 10, 2016, as “Road to be paved” in accordance with this condition shall
be completed prior to August 1, 2016. New pavement shall be installed to create a smooth
transition to existing pavement. All streets shall be maintained in good condition to avoid
potholes, cracked pavement and to ensure accessibility by emergency vehicles. (P)
6.Refuse Disposal: A minimum of one (1) solid waste storage area with a minimum of two (2)
refuge containers of sufficient capacity shall be provided to serve the park. The storage and
collection of such refuse shall not create a health or fire hazard. Such area shall be screened
by a solid wall, fence or evergreen planting and shall not be serviced between the hours of 8
p.m. and 6:00 a.m. The park management shall be responsible for the collection and proper
disposal of all refuse. (P)
7. Dog Pens/Enclosures: All pens/fenced enclosures for dog keeping shall not be located
between the manufactured home and the park street. All pens/fence enclosures for dog
keeping shall be constructed of uniform materials typically approved for dog pen/fence
construction and shall not include tarps, signs, scrap building materials or similar materials
not typically associated with dog pen/fence construction. Within sixty (60) days of the
approval of this request, any such enclosures shall be relocated in compliance with this
condition or removed. All areas for keeping dogs shall be kept clean and made free of waste
on a regular basis to minimize odor and reduce the propagation of insects. (P)
8. Manufactured Homes and Park Maintenance: The following minimum standards must be
met:
A. Existing Porches, Decks and Accessory Structures.
1. Porches/Decks. Only one (1) porch or deck shall be permitted for each
manufactured home. All other entrances/exits must have steps in accordance
with building code requirements.
2. Accessory Structures. Only one (1) single story shed with a maximum area of
150 square feet and one (1) prefabricated metal portable carport shall be
permitted onany manufactured home lot. No other accessory buildings
(including, although not exclusively, sheds, carports or garages) shall be
permitted. A shed shall only be constructed of standard building materials
rated for exterior exposure. Such materials shall not include tarps, signs, scrap
building materials or similar materials not typically associated with shed
construction.
3. Porches, decks and accessory structures existing as of the date of the approval
of this request that are compliant with building code and zoning ordinance
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requirements and are constructed of standard building materials rated for
exterior exposure shall be permitted to remain provided that such porches,
decks and accessory structures shall not be enlarged, extended, reconstructed,
substituted or structurally altered unless in compliance with Condition 8.A.1.
and 8.A.2. above.
B. Skirting. Skirting on all manufactured homes shall be of materials typically approved
for manufactured home skirting. Each individual unit shall be skirted with like
material on each of its sides. Skirting materials shall not include tarps, scrap building
materials or similar materials not typically associated with manufactured home
skirting.
C.Fences. Except for rear yards of manufactured home lots that abut the periphery of
the park (along the north, south and west property boundaries) which shall be
permitted to have fences with a maximum height of 6 feet, fences not greater than
four (4) feet in height shall be permitted on manufactured home lots. All fences shall
be constructed of uniform materials typically approved for fence construction and
shall not include tarps, signs, scrap building materials or similar materials not typically
associated with residential fence construction.
D.Unit Numbering. The unit number for each manufactured home shall be displayed on
uniform plaques with reflective numbers a minimum of six (6) inches in height with a
minimum ½ inch stroke width. Such plaques shall be located on the side of the
manufactured home facing the park street in a uniform location. Within thirty (30)
days of the approval of this request, the applicant shall submit a plan to the Fire
Department showing the location and numbering design for review and approval.
Within sixty (60) days of the approval of the unit numbering plan, the applicant shall
install all such unit numbering plaques.
E. Park Entrance/Identification. Within thirty (30) days of the approval of this request,
the face of both sides of the existing pole sign shall be repaired. The bottom row of
panels on both sides of the sign shall be refaced with panels of the same size that
include the street address of the park and that are of materials compatible with the
remainder of the existing sign face. A sign permit depictingthe design of the
replacement panels shall be submitted to the Planning Department for review and
approvalwithin thirty (30) days of the approval of this request and such sign repair
and refaced surfaces shall be installed within thirty (30) days of the approval of the
sign permit.(P, BI and F)
9. Play Lot.A play lot having a minimum area of 1200 square feet (30’X40’) shall be
constructed in the area identified on Exhibit B, dated March 10, 2016, as “Play lot”. The
entire play lot area shall be mulched and shall include a minimum of the following: a
swing set with a minimum of two (2) swings and one (1) new wooden picnic table (a
minimum of six (6) feet long) with two (2) attached benches. A chain link fence, having a
minimum height of 4 feet shall be installed around the play lot to separate the play lot
from manufactured home lots and park roads. As additional safety for children at play
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the following shall also be installed: slats within the fence where the play lot is visible
from Jefferson Davis Highway;and,concrete balustersalong the portion of the play area
facing Jefferson Davis Highway with adequate spacing to prevent vehicles from entering
the play lot. In lieu of slats within the fence to provide additional security for children at
play adequate landscaping shall be permitted to be provided to reduce visibility of the
play area, as approved by the Planning Director. A plan depicting all play lot
improvements, including equipment, screening and security shall be submitted to the
Planning Department for review and approval within thirty (30) days of the approval of
this request. Construction of the play lot shall be completed within thirty (30) days of plan
approval. The park owner shall be responsible for maintaining the play lot in an attractive,
safe and usable condition. (P)
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ATTACHMENT 2
EXHIBIT A
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ATTACHMENT 3
EXHIBIT B
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