18SN0655
CASE NUMBER: 18SN0655
APPLICANT: Don C. Vance
CHESTERFIELD COUNTY, VIRGINIA
BERMUDA DISTRICT
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
MARCH 14, 2018
BOSTime Remaining:
365 DAYS
DON C. VANCE (804-526-3961)
Planning Department Case Manager:
12.2 Acres 17241 Branders Bridge Road
DREW NOXON (804-796-7122
REQUEST
Request I - Amendment of zoning approval (Case 89SN0267) to delete Condition 1 relative to the
required connection to public sewer in a Residential (R-12) District.
Request II - Exception to Section 18-60 of the utility ordinance relative to connection to the public
water and wastewater systems.
Notes:
A.The only condition that may be imposed for Request I is a buffer condition. The property owner may
proffer conditions.
B.Conditions may be imposed for Request II.
C.Conditions and approved zoning conditions are located in Attachments 1 & 2.
SUMMARY
Subdivision of the subject property into two single-family lots is planned. As proposed, each lot
would be served by an individual well and septic system. The property is located within a
mandatory water and wastewater connection area, necessitating an exception to public water
and wastewater use. In addition, Condition 1 of Case 89SN0267 requires connection to the public
wastewater system. The applicant requests to delete this requirement.
RECOMMENDATIONS
PLANNING APPROVAL
COMMISSION
REQUESTS I AND II - 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 private
o
septic systems
Relief of public utility connection will likely result in other properties
seeking similar exceptions, resulting in land uses inconsistent with the
tƌğƓ
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Comprehensive Plan
Classification: SUBURBAN RESIDENTIAL II
The designation suggests the property is appropriate for residential use of 2.0 to 4.0 dwelling units per
acre.
Surrounding Land Uses and Development
Branders Bridge Rd Whitehouse Rd
Single-family and
Single-family and
agricultural uses
agricultural uses
Laura Rd
City of Colonial
Heights
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PLANNING
Staff Contact: Drew Noxon (804-796-7122) noxona@chesterfield.gov
Zoning History
Case Number Request
Rezoning to R-15 (26.2 acres) and R-12 (14.8 acres) for single-family
subdivision development
89SN0267
Staff report noted a potential maximum of 101 lots on a total of 41 acres with
Approved
public utilities (2.48 units/acre)
(1/1990)
Average lot size of 15,000 sq. ft. required within R-12 portion
Proffered conditions required connection to public sewer
Proposal
A two (2) lot single-family subdivision is planned as depicted in the conceptual plan below.
Both lots are proposed to be served by private well and septic systems.
CONCEPTUAL PLAN
PROPOSED LOT 2
PROPOSED LOT 1
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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 Water and Wastewater Connection Areas. An exception to the use of public utility
systems must be evaluated by the Directors of Utilities and Planning, the Planning Commission,
and subsequently by the Board of Supervisors. The decision on 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 of 2.0 to 4.0
dwelling units per acre. The request property is located adjacent to the City of Colonial Heights,
which provides public water and wastewater services to properties within the City limits.
Surrounding properties that are within Chesterfield County are developed for single family
dwellings on acreage parcels and mostly served by private wells and septic systems. While there
are many lots in the vicinity 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. Given the impact
of public water and wastewater use in achieving residential development potential consistent with
the recommendations of the tƌğƓ, the Planning Department does not support the requested
exception to the use of public sewer.
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UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
Existing Water and Wastewater Systems
Currently Size of Closest Existing Connection Required by County
Utility Type
Serviced? Lines Code?
Water No Yes
Wastewater No Yes
Additional Utility Comments:
The property is located in the mandatory water and wastewater connection areas for
residential development per Sections 18-60.A.1.c and 18-60.A.2.c of the County Code.
Public water is not immediately available and would require the construction of an off-site water
line of approximately 3,125 linear feet to an existing 8-inch water line and offsite easements along
Branders Bridge Road and along Whitehouse Road for connection, providing direct access to the
water system to 15 additional single family homes. A conceptual cost estimate to construct these
improvements would be $225,000.
Public wastewater is not immediately available and would require the construction of an off-site
gravity wastewater line and offsite easements of approximately 2,200 linear feet to an existing
18-inch gravity wastewater line north of the subject property, providing direct access to the public
wastewater system to six additional single family homes. This extension would result in very deep
sanitary sewer cuts of approximately 25 feet or more, which will greatly impact the construction
cost. Onsite private pump stations would likely be required for the lots to connect to the service
line. For a private force main crossing another lot to access the sanitary sewer, a private easement
would have to be dedicated and a sanitary sewer connection exception agreement approved by
the Board of Supervisors would be necessary. A conceptual cost estimate to construct these
improvements would be $422,000.
The applicant is requesting an exception to the requirement to connect to the public water and
wastewater systems. The Utilities Department does not support the request on the basis that
the County Code requires connection of a Lot Subdivision to public water and wastewater.
There are no topographical, physical, or capacity limitations that would prevent the extension
of the public water and wastewater lines to the property. Should the decision be made to grant
the exception, the Utilities Department requests the following conditions on Page 11
(Attachment 1) be applied.
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HEALTH
Staff Contact: 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.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov
COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
FIRE AND EMERGENCY MEDICAL SERVICES
Staff Contact: Anthony Batten (804-717-6167) battena@chesterfield.gov
SCHOOLS
Staff Contact: Atonja Allen (804-318-8740) atonja_allen@ccpsnet.net
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
11/06/17 Application submitted
Community Meeting
12/11/17 Issues Discussed:
Impacts of wetlands on use of nearby properties
Relationship between extension of utilities and development
Ability of property owners to connect if utilities are extended
No specific concerns about the request
Planning Commission
01/16/2018 Action DEFERRED TO FEBRUARY 20, 2018
MOTION
2/20/18 Citizen Comments:
No citizens spoke to this request.
Commission Comments:
Mr. Sloan stated that he believed the conditions outlined in the staff report
provided the ability for the Commission to support the request.
Recommendation APPROVAL SUBJECT TO THE CONDITIONS IN
ATTACHMENT 1
Motion: Sloan Second: Jackson
AYES: Sloan, Jackson, Jones and Stariha
ABSENT: Freye
The Board of Supervisors on Wednesday, March 14, 2018, beginning at 6:00 p.m., will
consider this request.
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ATTACHMENT 1
CONDITIONS
Note: The following conditions are recommended by the Planning Commission and Staff.
1.Utility Exception: The exception to the use of public water and wastewater service shall
only apply to the two lots currently proposed as shown on the Conceptual Plan
contained within this report and for the property currently identified as 17241 Branders
Bridge Road (Tax ID# 794-628-8386) containing approximately 12.2 acres. Any future
subdivisions to create additional lots for residential use, to include family subdivisions,
will require additional requests for exception(s) from the requirement to connect to
public water and public wastewater if such connection is still required by code. (U)
2.Utility Easements. The applicant shall provide and dedicate permanent public water
easements and temporary construction easements in locations acceptable to the
Utilities Department to accommodate the future extension of the public water system.
Such easements shall be shown and dedicated on the subdivision plat. (U)
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ATTACHMENT 2
APPROVED CONDITIONS (89SN0267)
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