18SN0531
CASE NUMBER:18SN0531
APPLICANT: Deron Jackson
CHESTERFIELD COUNTY, VIRGINIA
DALE DISTRICT
AND RECOMMENDATION
Board of Supervisors Hearing:
DECEMBER 13, 2017
Board of SupervisorsTime Remaining:
365 DAYS
DERON JACKSON (804-271-7626)
Planning Department Case Manager:
22.3 Acres 7777 Cogbill Road
DREW NOXON (804-796-7122)
REQUEST
Exception to Section 18-60 of the utility ordinance relative to connection to the public sewer
system in an Agricultural (A) District.
Notes:
A.Conditions may be imposed.
B.Conditions and exhibits are located in Attachments 1 - 3.
SUMMARY
An addition to an existing church building (Heritage Baptist Church) is planned. As proposed, the
existing building, including the proposed expansion, would be served by an individual septic
system. The property is located within a mandatory wastewater connection area, necessitating an
exception to public wastewater use.
RECOMMENDATION
APPROVAL
PLANNING
Cost and distance associated with extension of the public wastewater
COMMISSION
system would be prohibitive
DENIAL
No topographic or capacity limitations that would prevent connection
to public wastewater system
STAFF
Adversely impacts the extension of public wastewater system to area
properties
Adversely affects achieving the highest and best land use suggested by
the Comprehensive Plan
Providing a FIRST CHOICE community through excellence in public service
SUMMARY OF IDENTIFIED ISSUES
Department Issue
No topographic or capacity limitations preventing connection to
public wastewater system
Failure to extend public utility systems to the subject property will
adversely affect:
Achieving the highest and best land uses suggested by the
o
PLANNING AND
Comprehensive Plan
UTILITIES
Public utility service to area properties that currently use
o
private septic systems
Relief of public utility connection will likely result in other
properties seeking similar exceptions, resulting in land uses
inconsistent with the Plan
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Comprehensive Plan
Classification: INDUSTRIAL
The designation suggests the property is appropriate for moderate to intense manufacturing uses
generally dependent upon processing of raw materials and uses normally have outside storage areas.
Property is located within an Airport Operational Area which discourages new residential
development.
Surrounding Land Uses and Development
Single-family
residential uses
-Robinwood
Cogbill Rd
Single-family
residential uses
-Kingsland Glen
Single-family
Chesterfield
residential and
Airport
agricultural uses
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PLANNING
Staff Contact: Drew Noxon (804-796-7122) noxona@chesterfield.gov
History
Case Number Request
Conditional Use to permit a child care center with a maximum enrollment of 60
children in an Agricultural (A) District. The use would operate within a portion
86SN0073
of the existing church building
Approved
(06/25/1986)
Note: according to the applicant, this use was discontinued in 2012; however,
zoning still permits the child care use.
Proposal
The subject property is currently occupied by a one-story building (Heritage Baptist Church)
which is currently served by public water and a private septic system. A one-story addition
measuring 14,125 square feet (gross floor area) is planned to be constructed onto the front of
the existing 13,928-square-foot church, in accordance with the conceptual site layout provided
in Attachment 2. The applicant is requesting to continue utilizing a private septic system for the
proposed expansion.
Exception to Mandatory Water and Wastewater Connections
Section 18-60 of the County Code requires the use of public systems for properties located within
the Mandatory Wastewater Connection Area. 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 industrial use. The request
property is located across Cogbill Road from the Robinwood subdivision, which is not currently
served by the County wastewater system. Parcels to the east and west, as well as to the north of
the Robinwood subdivision are occupied by single-family residential uses, agricultural uses, or are
vacant. While there are 62 single-family dwelling units in Robinwood, as well as other lots along
Cogbill Road that would benefit from the sewer extension, 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. In addition, the Comprehensive
Plan suggests area properties be used for industrial uses consistent with the general Industrial (I-2)
and Heavy Industrial (I-3) Districts. The Plan encourages non-residential development with the use
of public utility systems. Given the impact of public wastewater use in achieving industrial
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development potential consistent with the recommendations of the Plan, the Planning
Department does not support the requested exception to the use of public sewer.
UTILITIES
Staff Contact: Anne Urenda (748-1343) urendaa@chesterfield.gov
Existing Water and Wastewater Systems
Currently Size of Closest Existing Connection Required by County
Utility Type
Serviced Lines Code
Water Yes 1 Yes
Wastewater No Yes
This property is located in the mandatory water and wastewater connection areas for non-
residential development per Sections 18-60.A.1.c and 18-60.A.2.c of the County Code for new
proposed structures.
Public water is availaalong Cogbill Road and the existing structure is
currently connected to the public water system. Any new structures proposed for the site would
also be required to use the public water system.
Public wastewater is not immediately available and would require an offsite extension of
approximately 4,700 linear feet through undeveloped parcels from the existing 18-inch
wastewater line that currently terminates in the Watermark development to the east.
Approximately 4,000 linear feet of that distance is within parcels that are identified as future
sections of the Watermark development. A conceptual cost estimate to extend 4,700 linear feet
of 8-inch gravity wastewater line would be $820,000.00. While the existing structure is currently
served by an on-site septic system, any new structures proposed for the site would be required to
connect to the public wastewater system.
The applicant is requesting an exception to connect to public wastewater. The Utilities
Department does not support the exception to wastewater connection because:
A viable option has been identified that could provide access to public wastewater
without topographic or underground utility conflicts or capacity limitations.
Extension of sewer will also provide access to the public wastewater system to
properties upstream of this site, including the Robinwood Subdivision where the
majority of the houses are located on 15,000 square foot lots with on-site septic.
Should the decision be made to grant the exception, the Utilities Department requests the
following conditions listed in Attachment 1 be imposed.
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HEALTH
Staff Contacts: Richard Michniak (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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COUNTY DEPARTMENT OF TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov
FIRE AND EMERGENCY MEDICAL SERVICES
Staff Contact: Anthony Batten (804-717-6167) battena@chesterfield.gov
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
This request will not impact these facilities.
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CASE HISTORY
Applicant Submittals
7/20/17 Application submitted
Community Meeting
10/30/17 Issues Discussed:
Environmental impacts of septic system vs extension of sewer line
Impacts to neighboring properties due to increased waste water
discharge on subject property
Impact of expanded septic system on wells and drinking water
Planning Commission
10/17/17 Action
11/21/17 Citizen Comments:
Two citizens spoke in support of the request noting that existing septic system
is properly functioning and adequately serves current use, and that extension of
public wastewater service is cost-prohibitive.
Commission Discussion:
Mr. Jackson stated that extension of the public wastewater system would
require 4,700 feet of sewer line at a cost of nearly $820,000, therefore he
offered his support for the request.
Recommendation APPROVAL SUBJECT TO THE TWO (2) CONDITIONS IN
ATTACHMENT 1
Motion Jackson Second Jones
AYES: Sloan, Jackson, Freye, Jones and Wallin
Board of Supervisors
The Board of Supervisors on Wednesday, December 13, 2017, beginning at 6:00 p.m., will
consider this request.
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ATTACHMENT 1
CONDITIONS
1.Utility Easements. The applicant 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 is extended to a point within
200 feet of the subject property, the public wastewater system shall be extended to and
be used on the subject parcel. (U)
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ATTACHMENT 2
EXHIBIT A, CONCEPTUAL SITE LAYOUT
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ATTACHMENT 3
EXHIBIT B, CONCEPTUAL SITE LAYOUT, EXPANDED VIEW
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