16SN0732
CASE NUMBER: 16SN0732
APPLICANT: Johnson Development Association, Inc.
CHESTERFIELD COUNTY, VIRGINIA
STAFF’S ANALYSIS Magisterial District: MIDLOTHIAN
51 Otterdale Woods Road
AND
RECOMMENDATION
Board of Supervisors (BOS)
Public Hearing Date:
SEPTEMBER 28, 2016
BOS Time Remaining:
365 DAYS
Applicant’s Agent:
JACK R. WILSON, III, PLC
(804-425-9474)
Applicant’s Contact:
HUNTER DAWKINS
(804-497-2730)
Planning Department Case Manager:
DARLA ORR (804-717-6533)
APPLICANTS’ REQUEST
Exception to Section 18-60 of the utility ordinance for required connection to the public sewer
system in a General Commercial (C-5) District.
A mini-storage warehouse facility is planned. As proposed, the facility would be serviced by
public water and an individual septic system.
Notes:
A.Conditions may be imposed or the property owner may proffer conditions.
B.Recommended conditions are located in Attachment 1.
RECOMMENDATIONS
RECOMMEND APPROVAL
PLANNING
COMMISSION Exception appropriate for mini-storage warehouse use with only one
(8/16/2016) restroom
RECOMMEND DENIAL
Adversely affects achieving the highest and best land use
STAFF suggested by Plan
Adversely impacts the extension of public sewer system to
area properties
Providing a FIRST CHOICE community through excellence in public service
SUMMARY OF IDENTIFIED ISSUES
Department Issue
Failure to extend the public utility system (wastewater) from
North Otterdale Road will adversely affect:
Achieving the highest and best land use suggested by the
o
Plan; and
PLANNING AND
Public utility service to area propertiesgiven the man-made
o
UTILITIES
constraints (Railroad and Route 288)
Relief to public utility connection will likely result in other
properties seeking similar exceptions, resulting in land uses
inconsistent with the Plan
FIRE -
CDOT -
VDOT -
ENVIRONMENTAL
-
ENGINEERING
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Map 2: Comprehensive Plan - MIDLOTHIAN AREA COMMUNITY PLAN
Classification: SUBURBAN COMMERCIAL AND PLANNED TRANSITION AREA
The majority of the property is in the area identified with the Suburban Commercial designation which
suggests that part of the property is appropriate for retail shopping centers, office-service establishments and
similar uses. A small portion in the southwestern corner of the property is identified as being within a Planned
Transition Area where a mix of office, medium density residential use and person service uses would be
appropriate.
Map 3: Surrounding Land Uses & Development
Commercial
Midlothian Turnpike
and Light
Light Industrial use Industrial use
- Somerville
Otterdale Woods Rd
Norfolk Southern
Railroad
Single family residential use
– Little Tomahawk Station
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PLANNING
Staff Contact: Jane Peterson (804-748-1045) petersonj@chesterfield.gov
ZONING HISTORY
Case Number BOS Action Request
Rezoning from Agricultural (A) to General
Business (C-5)
Only permitted use is a mini-storage facility
Approved
16SN0692
Conditions address architecture, road
(05/25/2016)
improvements, drainage, outside storage,
lighting, hours of operation and noise
PROPOSAL
A mini-storage warehouse facility is planned utilizing public water and a private septic system. A
mini-storage warehouse is the only use permitted on the property per conditions of Case
16SN0692. Several buildings are planned; however, the applicant indicates that only one (1)
bathroom facility is planned for the development.
EXCEPTION TO MANDATORY WASTEWATER CONNECTION
Section 18-60 of the County Code requires the use of public wastewater system. An exception to
use of public system 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 system 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 properties are appropriate for a variety of uses including
corporate office, research and development and light manufacturing uses, retail
shopping
centers, office-service establishments, a mix of office, medium density residential use and personal
Several properties in the area are vacant and are currently
service uses would be appropriate.
zoned for commercial and office 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 area 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: Mike Larson(804-748-1338) larsonm@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 LineConnection Required by County Code
Serviced
Water No 16”Yes
Wastewater No 8”Yes
Connection to public water, available along the western property boundary, is planned. An
exception to the requirement to connect to public sewer is requested. The applicant has
indicated that since the proposed development will only have a single bathroom and can be
served by an individual septic system, connection should not be required. No information has
been received relative to on-site suitability of soils for the onsite treatment of wastewater.
It is important to note that the decision of granting an exception 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.
Due to the man-made constraints (Route 288 and Norfolk Southern Railroad), granting an
exception in this case would adversely impact extension of public sewer to serve area
properties and would encourage future development inconsistent with the Plan, as outlined in
detail below:
Public Wastewater System
Sewer is not immediately adjacent to the subject properties
Midlothian Turnpike is generally located on a natural dividing/ridge line where water
would naturally flow away from the road. Therefore, the natural flow of wastewater from
the Site is to the south and southwest.
A future trunk sewer is planned in the Tomahawk Creek basin that would ultimately be
able to be extended to serve this parcel; however, this connection is impractical. There is
no definite date as to when this trunk may occur and extension of sewer from the
Tomahawk Creek basin would be impeded by manmade obstacles (Norfolk Southern
Railroad or Route 288), which are expensive to cross and maintain.
Chesterfield Utilities normally encourages development of sewer to follow the natural
drainage paths. In commercial corridors where the main road is often on a ridge, this is
often impractical, as it is with this case.
Utilities finds that sewer connections that are deep enough to serve the opposite side of
the ridge/commercial corridor must be considered.
In 2007, a plan was submitted to provide sewer service to 50 Otterdale Woods Road
(located across Otterdale Woods Road from the subject parcel) from an existing manhole
on North Otterdale Road. A similar line could be extended approximately 825 feet south
to the subject parcel at an estimated cost of $250,000. This line would also be able to
provide service to 50 Otterdale Woods Road and portions of 14601 Midlothian Turnpike.
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Map 4: Existing Water and Wastewater Systems
Approx. 825 feet; 8 inch sanitary
sewer
Can provide service to subject
parcel, 50 Otterdale Woods Rd and
14601 Midlothian Tpk
50 Otterdale Woods Rd
SUBJECT
51 Otterdale Woods Rd
14601 Midlothian Tpk
Norfolk Southern
Railroad
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Utilities Recommendation
The Utilities Department does not support the exception to public wastewater connection:
Connecting to the existing sewer along North Otterdale Road is a viable option to
provide public sewer to the subject and surrounding properties
If this sewer is not extended to serve the subject parcel, the ability for sewer to be
extended to other properties (50 Otterdale Woods Rd and 14601 Midlothian Turnpike)
will be adversely affected
Should the Commission and Board determine it is appropriate to grant the exception,
wastewater easements should be provided to facilitate future utility extensions, and use of
the public sewer 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
This request will have minimal impact on Fire and EMS.
Nearby Fire and Emergency Medical Service (EMS) Facilities
Fire Station The Midlothian Fire Station, Company Number 5
EMS Facility The Forest View Volunteer Rescue Squad
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CASE HISTORY
Applicant Submittals
6/7/2016 Application submitted
Planning Commission Meeting
8/16/2016 Citizen Comments
No citizens spoke to this case.
Commission Discussion
Mr. Jones expressed support for the exception given the storage facility
will only have one (1) bathroom,and shared costs for sewerextensionby
other properties to west might be considered but those properties are still
zoned Agricultural (A).
Recommendation – APPROVAL AND ACCEPTANCE OF THE
CONDITIONS IN ATTACHMENT 1
Motion: Jones Second: Freye
AYES: Wallin, Sloan, Freye, Jackson and Jones
The Board of Supervisors on Wednesday, September 28, 2016, beginning at 6:30 p.m., will
consider this request.
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ATTACHMENT 1
CONDITIONS ACCEPTABLE TO THE APPLICANT
Note:
The following conditions are recommended by the Planning Commission.
1.Utility Easements. Any site plan or building permit for the subject parcels shall provide
and dedicate public easements in locations acceptable to the Utilities Department to
accommodate the future extension of the public wastewater system. Such easements
shall be dedicated prior to site plan approval. (U)
2.Extension of Utilities. In the event that the public sewer system is extended onto the
south side of Midlothian Turnpike(State Route 60) to a point within 200 feet of the
subject property, the public wastewater system shall be extended to a point acceptable
to the Utilities Department and all uses requiring wastewater shall be connected to the
public system. (U)
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