CASE NUMBER: 16SN0674 APPLICANT: Shawn D. Dunn

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1 STAFF S ANALYSIS AND RECOMMENDATION Board of Supervisors (BOS) Public Hearing Date: APRIL 27, 2016 BOS Time Remaining: 365 DAYS Applicant s Agent: DEAN E. HAWKINS ( ) Applicant s Contact: SHAWN D. DUNN ( ) Planning Department Case Manager: JANE PETERSON ( ) CASE NUMBER: 16SN0674 APPLICANT: Shawn D. Dunn APPLICANT S REQUEST CHESTERFIELD COUNTY, VIRGINIA Magisterial District: BERMUDA & Happy Hill Rd Exceptions to Section of the utility ordinance for required connections to the public water and sewer systems in a General Industrial (I-2) District. A contractor s office and maintenance shop are planned. As proposed, the project would be serviced by individual well and septic tank. Notes: A. Conditions may be imposed. B. Conditions acceptable to the applicant are located in Attachment 1. RECOMMENDATIONS RECOMMEND APPROVAL PLANNING COMMISSION (3/15/2016) Accommodates small business where mandatory utility connection requirements are cost-prohibitive Conditions will accommodate future utility extensions by others, and require utility connections for uses on the request properties upon availability Providing a FIRST CHOICE community through excellence in public service

2 RECOMMENDATIONS (CONTINUED) RECOMMEND DENIAL STAFF Adversely affects achieving the highest and best land use suggested by the Plan Adversely impacts the extension of public water and sewer systems to area properties 2 16SN APR27-BOS-RPT

3 SUMMARY OF IDENTIFIED ISSUES Department PLANNING AND UTILITIES Issue Failure to incrementally extend the public utility systems will adversely affect: achieving the highest and best land use suggested by the Plan; and public utility service to area properties Relief to public utility connections will likely result in other properties seeking similar exceptions, resulting in land uses inconsistent with the Plan FIRE SN APR27-BOS-RPT

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5 Map 2: Comprehensive Plan Classification: CORPORATE OFFICE/RESEARCH AND DEVELOPMENT/LIGHT INDUSTRIAL The designation suggests the property is appropriate for corporate office, research, laboratories, and light manufacturing and assembly uses that are generally dependent upon raw materials first processed elsewhere. Typical uses could include corporate headquarter offices and various types of laboratories; warehousing; and optical goods, cosmetic, jewelry, musical instruments and artist materials manufacturing. Map 3: Surrounding Land Uses & Development Self-storage facility Industrial Jefferson Davis Hwy Happy Hill Rd Commercial Dwelling Vacant 5 16SN APR27-BOS-RPT

6 ZONING HISTORY PLANNING Staff Contact: Jane Peterson ( ) Case Number BOS Action Request Rezoning from A to M-2 (now I-2) 74SN0110 (08/20/1974) Included Happy Hill Road, only 04SN00258 Approved (07/28/2004) Rezoning from A to I-2 Included Happy Hill Road, only APPLICANT S PROPOSAL A contractor s office and maintenance shop are proposed. There is no guarantee that the property will be developed for these uses and could be developed for other I-2 uses. Three (3) buildings are proposed (office, employee s room and maintenance shop) totaling approximately 4,200 gross square feet. Use of a private well and septic system is planned. EXCEPTION TO MANDATORY WATER AND WASTEWATER CONNECTIONS Section of the County Code requires the use of public systems. An exception to 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 for corporate office, research and development, and light manufacturing uses. Several are vacant parcels and are currently zoned for light to moderate industrial 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 the industrial 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. 6 16SN APR27-BOS-RPT

7 WATER AND WASTEWATER SYSTEMS Staff Contact: Jamie Bland ( ) 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 & 30 Yes Wastewater No 8 Yes The properties are within the mandatory water and wastewater connection area as outlined in Section of the County Code. The applicant is requesting an exception to these connections. Public Water System Reference Map 4 Water is not immediately adjacent to the subject parcels. A 30 inch water line is located along the east side of Jefferson Davis Highway; however, this main serves as a pump station feed and cannot reliably provide sufficient pressure for direct connections. Consequently, any water service in this area would require connecting to the 12-inch water main on the west side of Jefferson Davis Highway either through an existing or future crossing of the road. The closest water connection is through an existing 8 inch water line that currently crosses Jefferson Davis Highway at Jefferson Davis Highway, requiring 700 +/- feet of water main (500 feet offsite) and an easement through Jefferson Davis Highway. Public Wastewater System Reference Map 4 Sewer is not immediately adjacent to the subject parcels. The closest sanitary sewer is 1,530 +/- feet to the east of the site. Accessing this sewer would require crossing Happy Hill Road and a railroad with 2 easements. The next closest sewer is 1,580 +/- feet to the north on Jefferson Davis Highway. Development on Thibault properties will require connection, providing 430 +/- feet of sewer with 2 or 3 easements. The remaining 1,150 +/- feet would be constructed by the applicant. The sewer extension would require 3 or 4 easements and would make sewer immediately available to 4 additional properties not currently served, plus a future extension to serve and Happy Hill Road. 7 16SN APR27-BOS-RPT

8 Map 4: Existing Water & Wastewater Systems 8 16SN APR27-BOS-RPT

9 Utilities Recommendation The Utilities Department does not support the exceptions to public water and wastewater connections: Viable options have been identified that could provide access to public water or sewer. Extension of water will improve the potential for redevelopment of an adjacent parcel (16601 Jefferson Davis Highway). Extension of sewer will allow for potential connections to several existing parcels, and facilitate future extension to serve 16610, and Happy Hill Road (an undeveloped site zoned C-5). Should exceptions be granted, public water and wastewater easements should be provided to facilitate future utility extensions, and use of the public systems should be required if and when extended to within 200 feet of the subject property. (Conditions 1 and 2) 9 16SN APR27-BOS-RPT

10 PUBLIC FACILITIES FIRE SERVICE Staff Contact: Anthony Batten ( ) When the property is developed, the number of hydrants, quantity of water needed for fire protection, and access requirements will be evaluated during the plans review process. This request will have minimal impact on fire and EMS. Nearby Fire and Emergency Medical Service (EMS) Facilities Fire Station The Harrowgate Fire Station, Company Number 21 EMS Facility The Bensley-Bermuda Volunteer Rescue Squad 10 16SN APR27-BOS-RPT

11 CASE HISTORY Applicant Submittals 12/16/2016 Application submitted Planning Commission Meeting 3/15/16 Citizen Comments No citizens spoke to this case. Commission Discussion In response to questions of the Commission, the Utilities Department reviewed the costs for the extension of the water and sewer lines to the request properties, and associated connection fees which may be waived as part of a Technology Zone. The Commission noted: Intent of Comprehensive Plan very valid in promoting public utility use Solution needed to accommodate development where mandatory connection requirements are cost-prohibitive for small businesses Need to be practical relative to land worth and size of business when compared to development costs; as presented, exception is warranted Recommendation APPROVAL SUBJECT TO CONDITIONS IN ATTACHMENT 1 Motion: Sloan Second: Jones AYES: Wallin, Sloan, Freye, Jackson and Jones The Board of Supervisors on Wednesday, April, 27, 2016, beginning at 6:30 p.m., will consider this request SN APR27-BOS-RPT

12 CONDITIONS ACCEPTABLE TO THE APPLICANT Note: CPC Recommended by the Planning Commission only ATTACHMENT 1 (CPC) 1. (CPC) 2. Utility Easements. Any site 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 site plan approval. (U) Extension of Utilities. In the event that the public sewer or water systems are extended to a point within 200 feet of the property, the public water and 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) 12 16SN APR27-BOS-RPT