51 LABROOK CONCOURSE

PLANS
Review Board Comments

General Contractor
Baxter Safe Homes
John Baxter | 915-996-2673 | john.baxter@jbmasters.com

Department of Planning & Review, City of Richmond
Senior Deputy Director
Leo Mantey | 804-357-2728 | leonard.mantey@rva.gov

Site Address:
51 Labrook Concourse, Richmond, VA 23224

BACKGROUND

We are requesting proposals from a Virginia civil engineer to prepare a limited-scope civil/utility plan sheet (utility exhibit) to satisfy the City of Richmond DPU Sanitary Sewer requirements for the above Site Plan case.

The City has approved all other disciplines. The only remaining disapproval is DPU: Sanitary Sewer, which is requesting that our sanitary sewer calculations and notes be placed on a formal civil/utility plan (they will not approve a schematic response letter).

This project is an interior tenant upfit only. We are not proposing any site development.

Project Scope (Important)

This project consists solely of interior renovations and added plumbing fixtures within the existing building footprint. There is:

  • No land disturbance

  • No grading

  • No stormwater modifications

  • No changes to building footprint

  • No public right-of-way work

  • No new public sewer

  • No new tap

  • No relocation or replacement of the existing sewer lateral

DPU Sanitary Sewer Requirement (Remaining Disapproval)

Per the latest City Decision Letter, DPU Sanitary Sewer requires:

  • The sanitary sewer calculations and sanitary sewer notes included in our response letter must be shown on formal civil/utility plans

  • DPU Sanitary Sewer will not approve a schematic

No downstream modeling, system upgrades, or public sewer improvements have been requested to date—this appears to be a format/presentation requirement.

Deliverables Requested

Please provide a proposal to prepare (at minimum):

Sheet U-1 – Sanitary Utility Plan (Existing Conditions + Documentation)

Include the following elements as applicable to City standards:

  • Property boundary

  • Building footprint

  • Public sanitary main (size/material per GIS / available City data)

  • Nearest manhole identification

  • Existing sanitary lateral (clearly labeled: “existing – no modification proposed”)

  • Utility note stating: No exterior utility construction is proposed under this permit

  • Pre/Post DFU table and calculation summary block (see below)

  • North arrow, scale, legend, title block

  • Reference to City of Richmond Sanitary Sewer Design Guidelines & Standards – March 2022

If required by City standards, include a minimal profile noting no proposed modifications.

Sanitary Sewer Load Calculations (Pre / Post) – DFU Method

Method: Drainage Fixture Units (DFU) using typical values consistent with VPC/IPC Table 709 methodology.
Purpose: Quantify relative sanitary discharge potential (pre vs post) for DPU review.
Note: This project proposes no exterior utility work, no new tap, and no lateral relocation.

DFU Assumptions (Typical)

FixtureDFUWater Closet (WC), private (1.6 gpf)3Lavatory (LAV)1Shower2Kitchen / Break Room / Kitchenette Sink2Service / Mop Sink2Clothes Washer / Laundry Standpipe2Floor Drain2

Existing Fixtures (Pre-Project)

Bathrooms (2 total): each has (1) WC + (1) LAV
Break Room: (1) sink

DFU Calculation (Existing):

  • Water Closets: 2 WC × 3 DFU/WC = 6 DFU

  • Lavatories: 2 LAV × 1 DFU/LAV = 2 DFU

  • Break room sink: 1 sink × 2 DFU/sink = 2 DFU

✅ Existing Total = 6 + 2 + 2 = 10 DFU

Proposed Added Fixtures (Interior Addition Only)

New Bathrooms (4 total): each has (1) WC + (1) LAV + (1) shower
Kitchenette: (1) sink
Laundry: (1) laundry standpipe connection
Utility Closet: (1) service/mop sink
Laundry Room: (1) floor drain

DFU Calculation (Added):

  • Water Closets: 4 WC × 3 DFU/WC = 12 DFU

  • Lavatories: 4 LAV × 1 DFU/LAV = 4 DFU

  • Showers: 4 showers × 2 DFU/shower = 8 DFU

  • Kitchenette sink: 1 sink × 2 DFU/sink = 2 DFU

  • Laundry standpipe: 1 × 2 DFU = 2 DFU

  • Service / mop sink: 1 × 2 DFU = 2 DFU

  • Floor drain: 1 × 2 DFU = 2 DFU

✅ Added Total = 12 + 4 + 8 + 2 + 2 + 2 + 2 = 32 DFU

Total Post-Project Sanitary Load

✅ Proposed Total = Existing 10 DFU + Added 32 DFU = 42 DFU

Summary Table (Pre / Post):

CategoryDFUExisting (Pre-Project)10

Added (Interior Addition)32

Total (Post-Project)42