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16SN0707 CASE NUMBER: 16SN0707 APPLICANT: David Bruce Allen CHESTERFIELD COUNTY, VIRGINIA STAFF’S ANALYSIS Magisterial District: MIDLOTHIAN 2609 Old Gun Road West AND RECOMMENDATION Board of Supervisors (BOS) Public Hearing Date: July 27, 2016 Applicant’s Contact: DAVID ALLEN (804-216-2008) Planning Department Case Manager: AMY SOMERVELL (804-748-1970) APPLICANT’S REQUEST Request I: Exception to Section 18-60 of the utility ordinance for required connection to the public water system in a Residential (R-40) District. Request II:Exception to Section 18-60 of the utility ordinance for required connection to the public sewer system in a Residential (R-40) District A three (3) lot subdivision is planned. As proposed, two lots within the project would be serviced by individual wells (and one lot by public water), and all three lots would be serviced by private septic tanks. Notes: A.Conditions may be imposed. B.Conditions acceptable to the applicant are located in Attachment 1. RECOMMENDATION REQUEST I – Exception to Public Water - RECOMMEND APPROVAL REQUEST II – Exception to Public Sewer - RECOMMEND APPROVAL Accommodates small development where mandatory utility connection PLANNING requirement is cost-prohibitive COMMISSION Conditions will accommodate future utility extension by others, and (6/21/2016) require utility connection for uses on the request properties upon availability Providing a FIRST CHOICE community through excellence in public service RECOMMENDATIONS (CONTINUED) REQUEST I – Exception to Public Water – PLANNING AND UTILITIES RECOMMEND DENIAL Adversely impacts the extension of public water to area properties REQUEST II –Exception to Public Sewer PLANNING RECOMMENDS APPROVAL Established neighborhoods are located north of the subject STAFF property; development upstream is not anticipated UTILITIES RECOMMENDS DENIAL Adversely impacts the extension of sewer system to area properties No limitations with topography and capacities, or conflicts with utilities exist that would make the connection physically impractical 216SN0707-2016JUL27-BOS-RPT SUMMARY OF IDENTIFIED ISSUES DepartmentIssue REQUEST I –Exception to Public Water Failure to incrementally extend the public utility systems will adversely affect: publicutility service to area properties(currently using existing PLANNINGAND wells) UTILITIES ability to provide a loop connection extending to eastern Silbyrd Drive which provides for a regulated pressure and flow and for another water source should there be a water line break REQUEST II – Exception to Public Sewer Sewer can be extended by gravity. Extension of sewer would make sewer available to area UTILITIES properties. No conflicts or limitations exist that would make the sewer connections physically impractical. FIRE- 316SN0707-2016JUL27-BOS-RPT 416SN0707-2016JUL27-BOS-RPT Map 2: Comprehensive Plan Classification: LOW DENSITY RESIDENTIAL The designation suggests the property is appropriate for 1.0 dwelling per acre . Map 3: Surrounding Land Uses & Development Single-familydwellings Wildwood Estates Single-family dwellings Silbyrd Drive Vacant Old Gun Road West Hillanne – single family dwellings Robious Road Single-family Dwellings 516SN0707-2016JUL27-BOS-RPT PLANNING Staff Contact: Amy Somervell (804-748-1970) petersonj@chesterfield.gov ZONING HISTORY Case Number ActionRequest Three (3) lot subdivision approved on 12/16/15; however Administrative on 1/27/16 this approval was rescinded due to lack of 16CP0025Construction utility connections Plan APPLICANT’S PROPOSAL A three (3) lot subdivision known as Old Gun Trace is planned (Map 4). Lot 1 is proposed to be served by public water, while Lots 2 and 3 would be served by a private well. All three (3) lots are proposed to be served by private septic systems. Map 4: APPLICANT’S PROPOSAL 616SN0707-2016JUL27-BOS-RPT EXCEPTION TO MANDATORY WATER AND WASTEWATER CONNECTIONS Section 18-60 of the County Code requires the use of public systems. An exception to the 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 theuse 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 Area Residential (R-40) zoning would yield a density consistent with the 1.0 dwelling per acre suggested as appropriate by The Comprehensive Plan.(Map 2) The subject property is surrounded by established neighborhoods such as Hillanne Subdivision, recorded in 1978, and Wildwood Estates subdivision,recorded in 1967, as well as a few vacant lots to the east bordering Silbyrd Drive. Developed properties in the area are servicedby public water and individual septic tanks. One (1) largerparcel to the southeast containing16 acres (12150 Robious Road) may have redevelopment potential givenits size. This parcel is located closerto the existing sewer line (located at 2500 Hillanne Drive) and water line (located along Robious Roadfrontage) than the subject property (Map 5). Otherwise, redevelopment in this area is not anticipated. Planning Recommendation Water Given the ability to extend service east from Old Gun Road to several lots along Silbyrd Drive and to complete alooping water connection, as detailed in the Utilities Section of this report, the Planning Department does not support relief to public water connection (Request I). Sewer Public seweris available to areas southeast of the request property where thepotential for redevelopment exists. Relief to the use of public sewer should not impact property development upstream. As condition, the extension of public sewer should be required when such line is located within 200 feet of the subject property, with easements provided for the possibility of this extension (Attachment 1). For these reasons, the Planning Department supports relief to public sewer connection (Request II). 716SN0707-2016JUL27-BOS-RPT WATER AND WASTEWATER SYSTEMS Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov The proposal’s impacts on the County’s utility system are detailed in the chart below: Water and Wastewater Systems Currently Size of Existing Line Connection Required by County Code? Serviced? Water No 12” Yes Wastewater No 8” Yes Utilities Issues This project was initially submitted 9/30/15 as a subdivision into three lots. Each lot was shown on the plans to be served by on-siteseptic. One of the lots was to have a public water connection and two of the lots to have private on site wells. Since the subdivision was submitted for approval after March 12, 2014, Section 18-60 of the County Code requires connection to public water and sewer. Water: The nearest water line is located on the west side of Old Gun Road. To serve the proposed lots, a water extension of approximately 700-800 feet (dependent on actual alignment) would be required. It would be necessary to cross Old Gun Road, likely by jack and bore. An 8-inch waterline with a fire hydrant would be extended to provide water service and fire protection. It may be possible to extend the waterline in the right-of-way of Silbyrd Drive, or an easement could be granted through each of the three properties to be subdivided. By extending this water line, public water would be made available to 12100, 12030, 12020, and 12021 Silbyrd Drive, and could allow a loop connection to be extended to eastern Silbyrd Drive in the future. Sewer: The most viable option for a sewer extension would be to extend sewer approximately 1,900 foot to the intersection of Hillanne Drive and Colchester Lane. Other options would require an expensive crossing of Robious Road and acquisition of easements through existing neighborhoods. It is possible for the sewer to be extended by gravity. An easement would be required from 12150 Robious Road. This extension would make sewer availabletoseven existing homes on Hillanne Driveand Fairlington Lane that do not currently have sewer and would also allow for portions of 12150 Robious Road to be served as well as 12110 Robious Road. It is noted that the owner of 12110 Robious Road has inquired about the requirement for connection to water and sewer and if the sewer is extended this parcel would be within 200 foot of the sewer and thus required to connect when the house is built. The natural topography continues to ascend further to the west of the proposed subdivision, which contains lots not currently served by public sewer. These lots are built out and new development upstream is not anticipated. 816SN0707-2016JUL27-BOS-RPT Map 5: Water & Wastewater Systems 916SN0707-2016JUL27-BOS-RPT Utilities Recommendation The Utilities Department recommends denial of the exception request to connect to public water and sewer. Viable options have been identified that could provide access to public water or sewer. There are no limitations with topography, conflicts with utilities, capacity limitations or other factors that would make the water and sewer connections physically impractical. PUBLIC FACILITIES FIRE SERVICE Staff Contact: Anthony Batten (717-6167) battena@chesterfield.gov This request will have minimal impact on Fire and EMS. Nearby Fire and Emergency Medical Service (EMS) Facilities Fire Station The Bon Air Fire Station, Company Number 4 EMS Facility The Bon Air Fire Station, Company Number 4 1016SN0707-2016JUL27-BOS-RPT CASE HISTORY Applicant Submittals 4/6/16 Application submitted Planning Commission Meeting 6/21/16Citizen Comments No citizens spoke to this case. Commission Discussion Mr. Jones reflected on the costs shared by the Utilities Department for the extension of the water and sewer lines to the request properties, noting: the mandatory connection requirement to accommodate the three proposed lots was cost prohibitive, and the applicant had performed due diligence prior to purchasing the property, unaware of the mandatory connection requirement. Recommendation – APPROVAL OF REQUESTS I AND II SUBJECT TO CONDITIONS IN ATTACHMENT 1 Motion: Jones Second: Sloan AYES: Wallin, Sloan, Freye, Jackson and Jones The Board of Supervisors on Wednesday, July 27, 2016, beginning at 6:30 p.m., will consider this request. 1116SN0707-2016JUL27-BOS-RPT ATTACHMENT 1 CONDITIONS ACCEPTABLE TO THE APPLICANT Note: The following conditions were recommended by the Planning Commissiononly 1.Utility Easements. Any construction plan or building permit for 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 plan approval or in conjunction with the final plat. (U) 2.Extension of Utilities. In the event that the public sewer isextended to a point within 200 feet of the property, wastewater systems shall be extended to a point acceptable to the Utilities Department and all uses requiring domestic water and wastewater shall be connected to the applicable public system.(U) 1216SN0707-2016JUL27-BOS-RPT