17SN0795
CASE NUMBER: 17SN0795
APPLICANT: Patrice L. and Richard A. Brunsky
CHESTERFIELD COUNTY, VIRGINIA
DALE DISTRICT
STAFF’S ANALYSIS
AND RECOMMENDATION
Board of Supervisors Hearing:
JUNE28, 2017
Board of Supervisors Time Remaining:
365 DAYS
Applicant’s Contact:
PATRICE & RICHARD BRUNSKY
(804-709-1570)
Planning Department Case Manager:
1.1 acres - 5543 Qualla Road
AMY SOMERVELL
(804-748-1970)
REQUEST
Exception to Section 18-60 of the utility ordinance for required connection to the public sewer
system in a Residential (R-7) District.
A two (2) lot subdivision is planned.As proposed, each lot would be serviced by a private septic
tank.
Notes:
A.Conditions may be imposed.
B.A condition is located in Attachment 1.
RECOMMENDATIONS
APPROVAL
PLANNING Accommodates one additional lot where mandatory utility
COMMISSIONconnection is cost-prohibitive
AYES: Sloan, Jackson, Freye and Jones NAY: Wallin
DENIAL
STAFF 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
DepartmentIssue
Failure to extend the public utility system (wastewater) to the subject
PLANNING AND
property will adversely affectpublic utility service to area properties
UTILITIES
that currently use private septic should systems fail.
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Comprehensive Plan
Classification: Suburban Residential II
The designation suggests the property is appropriate for 2.0 to 4.0 dwellings per acre
Surrounding Land Uses & Development
Qualla Road
Existing single-family dwellings
Qualla Farms Subdivision
Agricultural property
with residential use
5601 Qualla Road
Family Lane
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PLANNING
Staff Contact: Amy Somervell (804-748-1970) somervella@chesterfield.gov
Proposal
A two (2) lot subdivision is planned. A dwelling exists on the subject property which is served
by public water and private septic. The applicant intends to maintain ownership of the existing
dwellingand build a new single-family dwelling. Both lots are proposed to be served by public
water and private septic system.
Lot 2proposed single-
Lot 1 with existing
family dwelling
single-family dwelling
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 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 properties are appropriate for residential use at a density
of 2.0 to 4.0 dwelling units per acre. The request property is within the established neighborhood
of Qualla Farmswhere lots range in size from 0.2 to 1.1. acres. Larger lots along Family Lane and
Qualla Road were required due to the use of privateseptic. Located at the southeast corner of
Qualla Road and Family Lane, 5601 Qualla Road may also have subdivision potential given its size
and road frontage. While lots along Family Lane thatwould benefit from the sewer extension are
closer in proximity to the existing sewer line, failure to extend public sewer for development
purposes may adversely affect the ability to facilitate future sewer extension for surrounding
properties should existing private septic systems fail.
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PLANNING RECOMMENDATION
The Planning Department does not support the exception to public wastewater connections:
If sewer is not extended to serve the subject property, the ability to sewer properties
such as 5531, 5535, 5539, 5601 Qualla Road and 9740,9751, 9741, 9731 Family Lane
may be adversely impacted shouldtheir systems fail.
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UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
Existing Water and Wastewater Systems
Currently Sizeof Closest Existing
Connection Required by County Code
Utility Type
Serviced Lines
Water Yes 8” Yes
Wastewater No8” Yes
Existing Water & Wastewater Systems
5531, 5535, 5539,
5601 Qualla Road
9740,9751, 9741,
9731Family Lane
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Additional Utility Comments:
The property is located in the mandatory water and wastewater connection area for residential
development. The proposed dwelling will be required to connect to public water and
wastewater. The applicant has requested an exception to the use of the public wastewater system
for the proposed dwelling.
Public wastewater is not immediately available to this property. An extension of approximately
400 linear feet would be necessary to serve the proposed dwelling. It is estimated that this
extension would cost approximately $110,000.00.
The applicant contacted property owners between the property proposed to be subdivided and
the existing public wastewater system to see if there was any interest, or need, for public
wastewater service via the establishment of an assessment district. There was none. In fact, there
was opposition to forming an assessment district because of the cost quoted in the
correspondence of $22,000. This topic was also discussed during the neighborhood meeting with
no change in the neighbor’s position regarding public wastewater service.
UTILITIES RECOMMENDATION
The Utilities Department does not support the exception to public wastewater connection:
• Viable option has been identified to extend the wastewater line to serve the property by
gravity with no topographic or underground utility conflicts or capacity limitations.
Connecting to the existing sewer is a viable option to provide public sewer to the subject
and surrounding properties.
Should the Commission determine it is appropriate to grant the exception, wastewater
easements should be provided to facilitate future utility extensions. (Condition 1)
HEALTH
Staff Contact: RichardMichniak(804-748-1695) Richard.Michniak@vdh.virginia.gov
Jack Watts(804-748-1695) Jack.Watts@vdh.virginia.gov
The Health Department must approve any new or expanded use of individual well and septic
systems.
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CASE HISTORY
Applicant Submittals
3/7/17Application submitted
Community Meeting
4/4/17Issues Discussed:
Property division
Use and maintenance of an alternative septic system
Odor associated with an alternative septic system
Property valuesassociated with smaller lots using private septic
Planning Commission
5/16/2017 Citizen Comments:
Citizens spoke in opposition to the request, expressing concerns relative to:
appropriateness of septic given neighboring creek and wet soil conditions
safety and effectiveness of the proposed alternative onsite septic system
(AOSS), to include odor abatement
resulting smaller lots from planned property division; proposed dwelling
design inconsistent with area homes; removal of trees; and rental of
existing dwelling
Staff responded to several questions of the Commission relative to sizing, safety
and lifespan of alternative septic systems, and lot size for use. Staff alsoadvised
that Condition 2 (future connection to public sewer if extended) was no longer
recommendedgiven that the proposal was for a single family use.
Dr. Wallin questioned the functionality of the proposed septic system, with
reliance upon the homeowner to routinely maintain andprofessionally inspect,
and lack of buffering betweentheproposed system and area properties.
Mr. Jackson indicated comfort with the use of the AOSS in lieu of a traditional
septic system. While public sewer would benefit several area properties, the
applicants’ effort to establish an assessment district toshare the expense of the
extension of public sewer,was not supported by area residents.
Recommendation –APPROVAL SUBJECT TO A CONDITION IN ATTACHMENT 1
Motion: JacksonSecond: Jones
AYES: Sloan, Jackson, Freye andJones
NAY: Wallin
The Board of Supervisors on Wednesday, June 28, 2017, beginning at 6:00 p.m., will consider
this request.
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ATTACHMENT 1
CONDITION
Note: Thefollowing condition is recommended by thePlanning Commission.
Utility Easements. Any construction plan, final plat or building permit for the subject parcel
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 plan approval or in conjunction with the final plat. (U)
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