AGENDA DATE: 12/2/2015
TITLE:
Title
Emerson Commons, Private Central Sewer System
BODY
SUBJECT/PROPOSAL/REQUEST: Resolution approving a private central sewer system in the Emerson Commons development
ITEM TYPE: Regular Action Item
STAFF CONTACT(S): Foley, Walker, Davis, Kamptner, Graham, Brooks, Anderson
PRESENTER (S): Glenn Brooks
LEGAL REVIEW: Yes
REVIEWED BY: Thomas C. Foley
BACKGROUND: As required by Section 16-102 of the County Code, the property owner has notified the Clerk of the Board of Supervisors of an intent to construct a central sewerage system to serve their proposed development. Sections 16-104 and 16-105 of the County Code require the Board to consider this proposal and either approve or deny this request. Emerson Commons is a proposed 27 unit residential development on Parkview Drive in Crozet (tax map 56 parcel 67A). It is in the development and jurisdictional areas of the comprehensive plan. A rezoning was approved by the Board in 2007 under the name Blue Ridge Cohousing, and a site plan application has been made. The application was submitted in 2014 under the name Sheeflee Cohousing. Final approvals depend on demonstration of an adequate sewerage system for the development.
STRATEGIC PLAN: Development Areas: Attract quality employment, commercial, and high density residential uses into development areas by providing services and infrastructure that encourage redevelopment and private investment while protecting the quality of neighborhoods.
DISCUSSION: This proposal is for a private pump station and sewer line, needed to connect to the public sewer, which is located on an adjacent, higher parcel. This request is for a central sewerage system under County Code § 16-102. While the property is in the County’s Jurisdictional Area for public water and sewer, the Albemarle County Service Authority (ACSA) has determined that there is no cost effective means of providing public sewer service to this property and does not envision that a public pump station in this location could ever serve a large enough area to justify the ongoing maintenance cost. Therefore, public sewer service is not available to the property. Alternatives considered for providing sewer service for the proposed development include: 1) provide 27 private individual pumps and lateral connections to the off-site public sewer. It appears this could be done “by-right”, but is considered to have a high failure potential by both staff and the applicant’s consultant; 2) provide a private onsite sewage treatment system. This is considered a better alternative but still has a higher probability of failure; or 3) install a common pump station, collecting all the sewage from the 27 dwelling units, and conveying the sewage off-site in a single private off-site sewer line that would connect to the public sewer line as proposed by the property owner. This is considered to have the lowest likelihood of failure. The sewer plans have received a courtesy review by ACSA. Comments and recommendations by the County Engineer and the ACSA have been addressed by the applicant. Copies of two plan sheets (C4-01 and C4-02) are attached to illustrate the proposal, as well as a graphic showing the sewer system outlined on an area map.
Staff recommends that, if approved, the Board impose conditions requiring that: 1) the sewerage facility shall be constructed in accord with the Plan Sheets C4-01 and C4-02, (Attachment B), provided that the final plans shall be subject to approval by the County Engineer before starting construction of the system; 2) the sewerage facility shall be either bonded with the County or its construction shall be completed prior to issuance of any building permits for dwelling units to be served by this sewerage facility; 3) the operation and maintenance of the sewerage system shall be the responsibility of the Owner of tax map and parcel number 05600-00-00-067A0; and 4) if requested by the County Engineer, the Owner shall provide the County Engineer annual documentation of maintenance that demonstrates compliance with all State operation and maintenance requirements.
BUDGET IMPACT: This is considered to require minimal staff time to verify that ongoing maintenance is being provided.
RECOMMENDATION:
Recommendation
Staff recommends that the Board adopt the attached Resolution (Attachment D) approving the installation of a common pump station, subject to the conditions therein.
ATTACHMENTS:
A. Property owner’s request
B. Emerson Commons plan sheets C4-01 and C4-02
C. Graphic of proposed layout
D. Resolution