74S111CASE NUMBER:
74SIll
APPLICANT:
REQUEST:
Consolidated Sales Company,' Inc...-
Convenience Business (B-l) to General Business (B-B).
PROPOSED USE: A gasoline filling station and car-wash.
TAX MAP I-DENTI?ICATION: Midlothian Magisterial District; 8-16 (1) 5 (Sheet 2).
GENERAL LOCATION: Within Huguenot Village Shopping Center at Robious
Road and Route 147.
ACREAGE (SUBJECT PARCEL): Approximately 2.5 acres.
EXISTING ZONING: Convenience Business (B-l).
EXISTING LAND USE (SUBJECT PARCEL): Huguenot Village Shopping Center.
ADJACENT AND AREA: ~0NING AND LAND USE: Adjacent property to the east is
zoned Community Business (B-2), while adjacent property to the south
is zoned Convenience Business (B-l). Property to the northwest is
zoned Residential (R-?). Commercial use, as permitted under existing
zoning in the Huguenot Village Shopping Center, is adjacent to the
request parcel. Multi-family residential development (Briarwood
Hearth) and an indoor-outdoor recreational facility (Briarwood Swim
and Racquet Club) are adjacent to the west and northwest.
TRANSPORTATION AND TRAFFIC: As has been s~ated in previous recommendations
from Staff and Commission concerning requests for heavy commercial
rezoning near and adjacent to the subject parcel, land use of this
type is a heavy traffic generator, which is detrimental to the public
welfare, and should not be permitted. The traffic problems created by
the configuration of the. intersection of Route 1~7 and Robious Road
are horrendous. The potential for increased volumes of traffic,
which would contribute to this problem, would be compounded by heavy
commercial development. In particular, the uses indicated (gasoline
filling station and car-wash) are among those land uses which would
be the heaviest generators of vehicular traffic and contribute
immensely.to congestion in the area.
GENERAL PLAN: Commercial development for the area encompassing the parcel.
STAFF ANALYSIS AND RECOMMENDATIONS: BASED ON THE OBVIOUS TRAFFIC SITUATION,~
DENIAL OF THE REQ~UEST IS RECOMMENDED.
CASE HISTORY AND PAST
COMMISSION AND BOARD ACTION
FOR THIS REQUEST
C.P.C. 8 20 7~: Approval of Comunity Business (B-2) rezoning for an
area not exceeding 200' x 200'.
11
11
,//
A -7 16
Ji~ -..:;- .B-l-to B-3 .;; . ,i. B-2 to B-3 ~
L~_ ' ' '. -~ T~'; ' '~'~ Location map 1 ~f 2
I~!~cale: i".T6OQ' S~t 2- ~ . '" '"'~. 1,"=600~ Sheet 2 ~
m ~ , : ~4 .. , - -
PHONE: OFFICE 276-781~
NIGHT-HOLIDAYS 272-2946
REPRESENTING
360WEST SHOPPING CENTER
ROUTE360WEST & TURNER ROAD
CHIPPENHAM MALL
ROUTE360WEST & CHIPPENHAM PARKWAY
BUFORD SHOPPING CENTER
ROUTE 60WEST (NR) BUFORD ROAD
SOUTHAMPTON SHOPPING CENTER
FOREST HILL AVENUE & WESTHAM ROAD
HUGUENOT VILLAGE
ROUTE 147 & RORIOUS ROAD
MEADOWDALE SHOPPING CENTER
CHIPPENHAM PARKWAY & HOPKINS ROAD
THE LEA BUILDING
180EAST BELT BOULEVARD
MANCHESTER TOWNHOUSES
CHIPPENHAM PARKWAY & MANDALAY DRIVE
CLOVERLEAF SQUARE APTS.
CHIPPENHAM PARKWAY BETWEEN RT's~-360
INTERPORTSOUTH
TOWNHOUSE WA;rEHOUSES
TURNER ROAD NEAR RT.~0
LEMON TREESHOPPING CENTER
RT.~& TURNER ROAD
360 WEST SHOPPING CENTER
7148 HULL STREET ROAD
RICHMOND, VIRGINIA 23235
July 22, 1974
Mr. Michael Ritz
Chesterfield County Planner
Chesterfield Court House
Chesterfield, Virginia
Re: Proposed Zoning Change
Huguenot Village Shopping Center
Dear Mr. Ritz:
Enclosed is an original and copy of application covering the zoning change of
property within the Huguenot Village Shopping Center.
It appears that according to the zoning map there is a strip zoned B-1 along
Huguenot Road or Rt. 147 which was not included in the over-all zoning of
the shopping center orlglnally.
Within this particular area we are proposing to construct a Gasoline Filling
Station facility which will not have any automobile repairs, storage, etc.
The building will be constructed commensurate and in the architecture presently
used within the Huguenot Village Shopping Center and will have a Williamsburg
decor, an appearance we feel will be comparable to the area.
If there are any questions concerning this praposalt please feel free to call.
Yours very truly,
TRAVIS REALTY COMPANY
P. L. Tra~is, Jr. ~
PLTir:jw
Attachment
cc: Mr. Paul Jacobs
UTILITY, DRAINAGE AND SOIL PROFILE
..... - ' ' ' ..... FOR ............
REZONING~ CO~-~TIONAL USE &
SPECIAL EXCEPTION REQUESTS
CASE NO.-:. 74Sltl .... --
APPLICANT: ~ ConSOlidated Sale§' CO. Inc.
REQUEST~ B-1 to BL3
1. ) WATER
T.M. # 8-16 (1) "
SUB. NAME:
SEC.: BLOCK:
LOT/PAR.: 5 SHEET(600' ) ~ 2
.... (b) .Is .the use of ·public water feasible:
(c)., If.not what water sources-options are~le/acceptable
.(central well,, individual wetl., etc. ) · '
(d)' Wiil"~n~ ~ff_si~e' easements 'be reqUired (if so explain;
lo~a~i"Oh, SpeCifiCation, etc. ):
. - (e) ~Recommendations:
(f) Additional remarks:
Date
) S ER
'~a)'DrAinage area:
(b) 5oca~ion of closest public source'.~_~ ,i~.~~ ~
" (d) Is the .use of ~.ublic sewer feasible-
'(e):If ,not '~hat diS~osai met'hod~ a~ zvailable/acceptable
(individua~ septic system holding tank package plant other
method)~ '-- ,
(f) Will any off-site easements be required ('if s° expla'in;"
location, specification, etc.):
(g) Recommendations:
(h) Additional re~arks:
3. ) DRAINAGE & EROSION
DATE
(a) Existing site and area drain patterns:
(b) Existing on or' off site drainage and/or erosion problems:
(c) Anticipated._dr.ainage and/or erosion problems""ba~ed ~on the
proposed use.: 5,./v~/~ .....
('d') ReCommended course of 'acT-iOn (additi~n~'l infq.~_'...a.tiOh.,needed,
area study, obvious control measures):
(e) Will any off site easemeflts be required (i'f'"§-o ~xplain;
location specification, etc.) . ~/~
(f) Recommendations:
(g) Additional remarks:
NAME
4.) SOIL PROFILE
(a') Soil type:#
Thank you,
Stanl~ R. B~lde~son,
Ch±el PSa~ner
(b) Slope class: A:_~-~, 8=~-g~o . . ....... ;
(c).-Erosior class: 5L~6///7
~'-(d')'~sit'e'&"area evaluation under existing cOnditions:
CA SE NO. 745111
137A1- ROANOKE FINE SANDY LOAM O-2 °/o
167 bl- AUGUSTA FINE SANDY LOA Ivl 2-,6 "Io
~ 0
< "'1
mC
F
1130 Hermitage ROad
Richmond, Virginia 23220
July 9, X974
Hr. Elbert Howard
Chairman, Chesterfield Planning
Commission
Chesterfield, Virginia 23832
Dear Mr. Howard,
My intention in writing this letteris to request a zoning
variance for the establishment of a veterinary clinic in the
Huguenot Village Shopping Center located in Chesterfield County.
My proposed' clinic would vary in several significant aspects
from the traditional full-service veterinary facility,
The clinic design would conform to the traditional
architecture of the shopping center and the surrounding
area·
The physical structure would be small, limited to
approximately 1200-1500 square feet, and its construction
would insure complete sound and odor control. Other
features would include convenient parking, no incinerator,
and no outdoor runs. Architectural plans are attached.
Only medical services would be provided· No boarding
or grooming of animals -- services often offered by
veterinary hospitals -- would be done· These would be
referred elsewhere·
Theemphasis of the practice would be on outpatient care.
0nly limited space for overnight housing of post-surgical
or critically ill patients would be available·
5. Treatment would be limited to dogs and cats.
The clinic would reflect a highly professional atmosphere in
all aspects of the business· It would be run on an appointment
basis to avoid congestion, and a trained staff would be available.
Other veterinary facilities have proven successful in shopping
center situations. Dr. Randolph M. Adams' clinic in Marshfield, Mass.
is onesuch example. His clinic was featured in "Veterinary
Economics" May 1973, and a copy is attached for your review. Also,
a similar facility is being constructed at the Four Seasons
Shopping Mall in Charlottesville, Virginia.
I am confident that should favorable consideration of my
request be received, my clinic would provide a needed se~¢ice
to the area. I will adhere to those restrictions placed upon
myself and those which the Planning Commission deems necessary
in the best interest of the community.
Should additional information or details of my proposed
plans be needed, I will be glad to make them available Or meet
with you at your convenience.
Sincerely,
David W. Moore DVM
Attachments
. :!L4i S ,i
A' $1' 0,000
someday
This month's Hospital 'Award Merit Winner is currently 'enioylng
the benefits of a shopping .center location. But, to enio¥ the ad-
vantages, the owner had to solve some location related problems.
BY LOCATING ]lis clinic in a shopping cen-
ter, Raudolph M. Adams, DVM, has as-
sured hinJself of mau), advautages, such as
arnple parking, accessibility, and a high
degree of public exposure.
He has also made it possible to lease,
rather than buy. This, it turns out, was the
difference hetxveen having and not having
the kind of facilities he wanted.
"The only xvay I could obtain the type
of medical and surgical facilities I desired
was to arrange a lease type a~reement,
he said. "Leasing is an important attrac-
tion of a shopping center location, because
of the way it spreads out the cost. In my
case, the initial lease period is five years,
at a rate of $6,000 per year. Then there are
txvo five-year lease options with thc second
five )'cars amounting to S6,OO0 per y¢'ar aud
thc third flvc vears at ~7,200.pcr year.
hi addition to tim l)asc amouut, thurc is a
8200 per year charge for parking lot snow
plowing and general maintenance.
He chose the bustling Boston snburb
of Marshfield for his practice because it is
one of the fastest growing residential
towns in the State of Massachusetts. Marsh-
field's groxvth rate zoomed 105.2 percent
during 1955-65 to 10,176. And thc present
population, comprised predominantly of
middle class families, is close to 20,000.
Having decided on the tmvn, he began
to look for a site. The new Marshfield
Plaza East, one of two shSpping plazas
located in the center of town presented an
excellent location.
It also presented Dr. Adams' first 10ca-
tion-related problem. Before a veterinary
facilit)' could be built in the shopping cen-
ter, a zoning variance was required from
the board of appeals. To help accomplish
this, the developer of Nlarshficld ]~]aza East
aplwared betore the board of apj,)cals, lie
presented the plans for the clinic and a
letter from Dr. Adams, describing the
method of operation. Along with details
VETERINARY ECONOMICS.
of noise and odor control, the letter
t__h. at th~ital would not boa~
pets, there would be no outdoor runs, and
~ ~'~{tld be no
~rqmi~'eff. it' gdvo details
would prevent ~e clinic from becoming a
nu~ance to its neighbors and qualify it as
a logical tenant for a professional bnilding.
The letter, which was made pa~ of the
zoning approval, brought unanimous ap-
proval from the members of the zoning
appeals board.
A second problem, usually faced by a
veterinarian who builds a clinic in a shop-
ping center, was avoided because of good
timing. Dr. Adams explains, "In this clinic
we were fortunate to get in before actual
construction of the shopping center started.
This meant that we were able to locate
doors and wi ndows to our spceificatio~)s~__a~d
a]so to have all of mu' phmd)in¢~, drains, and
~ipes laid down before tim eoncrute floor
xv~~ 1 h~s is important because most
shopping center stores tend to be open
areas with very few internal partitions and
walls, whereas any clinic or hospital tends
MAY 1971
GENERAL
Hospital:
INFORMATION
Marshfield Veterinary
· Clinic.
Marshfiefd Pleza East
Marshfield, Mass.
Owner: Randolph Adams, DVM
Olher
Veterinarians: None
Architect: Ralph Lee Rankin and
Assoc.
Pembroke,. Mass.
Lay Employees: I full Time
I part ~rimo
Type of Practice: 100 percent small
m,irnal
Cost: Site: Leased
Construction: $13,200
Equipment: $16,000
Floor Space: 2074 sq. ft.
No. of Cages: 14
No. of Runs: 2 (indoor~
Parking Spaces: Unlimited client ~nd
Employee.
to contain many halls and small rooms.
Much ot~ the clinic design was developed
by Dr. Adams, who studied aoor plans and
conflnued
51
TRADITIONAL mode of the town of Marsh-
field is reflected in the w~ifing room decor.
.L.~ : !:
RECEPTIONIST, [rom her cen~rall~ ]ocMed
desk~ can "conCrol" acfivify in the public
sector of clinic. Exam rooms (below) are close
~o wailing room to reduce dlenf
MARSHFIELD continued
visitcd a number of other hospitals.
Dr. Adams explqincd that his ard~itect
actually- served more as a profc~qsional
engineer for the project. '1 provided him
with the floor plan, types of building ma-
tcrials and Finishes desired. He rendered
the plans into working blueprints for .the
developer." Although he had no previous
experience with veterinary structures, he
had done work with nursing homes ap_d
readily appreciated the need for btdlt-in
durability and ease of ms, intenanee.
According to Dr. Adams, one of }tis best
investments came xvhen lie obtained the
services of a good lawyer during thc initial
planning stages.
"Obviously, the concept of a primarily
outpatient dLnie in a shopping center is
not new to vcterinarans,' he said, "but it
is new to many owners and developers of
shopping centers. Because' of this, the
lawyer's fee bas already paid for itself
several ti~;~es in reference to keepi,-~g
remodeling costs in line with the fiual
actual costs."
conf[nued
ACCESSIBLE F, har-nacy/la~ is located adja-
cent ~o both reception and exam rooms.
52
VETERINAR;( ECONOMICS
CAGES [n surgical prep room are "visually
close" +o doctor when h~. ;~ ip surgery.
Thoy aro used es surgery recovery cages.
"DEAD-END" surgery has only one eni'rance
from surgery prep fo elirninafe dis~racfions.
MARSH FIELD con{'inued
"Our goals in designing the ho;pital ~vere
to provide an efficient and pleasant environ-
mcnt, not only for myself, but also for nay
staff," Dr. Adams said.
The exterior of the clinic was designed
to co~fform w/th the other buildings in the
shopping plaza and to the colonial flavor
of the town of Marshfield. The clinic has
a mansard shingle roof and flae front of
the building is brick with white shutters.
A xvhi~e wooden door completes the tra-
ditional effect.
Consistent with the exterior, the waiting
room is decorated in colonial style. The
rest of the interior was designed for space
economy and efficiency.
The two exam rooms were located close
to the waiting room, minimizing client
travel within the hospital. The pharmacy/
lab is adjacent to the exam rooms and
borders on the receptionist's area. Because
of its location, the receptionist can dispep~e
medicine and still maintain "control" of the
waiting room.
Clients enter and leave exam rooms
through a single short hallway, which
passes by one end of the receptionist's
room. To avoid congestion in this hall, a
Dutch door pay xvindow is recessed, so that
someone paying a bill will not interfere
with a client headed for an exam room.
Surgery has one entrance and can only
be reached through the surgical prepara-
tion and recovery room. Dr. Adams refers
to it as a "dead-end" room, "giving com-
plete freedom from distracting traffic."
The surgical preparation and recove~
room contains an elevated bath tub, x-ray
machine and dark-room facilities. In addi-
tion, there arc three cages for surgical re-
covery patients. Dr. Adams commented,
"While working on a patient with minor
surgery or teeth cleaning, I personally like
being 'visually dose' to patients recover-
ing from earlier surgery."
Adiacent to the surgical prep and re-
covery room, the ke~mel area contains eight
coni'inued
VETERI NARY ECONOMICS
MAilSH FIELD
over the runs and in front of tlie cages
keep odors to a mit5mum.
Isolation ~ in the rear corner of the
clinic and can be cmered from the rear
door when necessary. A chest freezer
this room ~ reed ~o hold dead anhnals un-
til they are picked up (on a weekly basis
for o-~mation elsewhere. The isolation area
also contai~ a b~th tub to facilitate au-
tops[es. The walls around this tuB, and
one in ~e surgical prep room, are covered
with ceramic tile for ease of maintenance.
Both tubs contain standard flexible shower
"HiGH-SPEED" ~xhaust' fa~,s or,?.; runs in {he
leem,ei area help elirninafe obiectionable odors.
sprays. Ceilings throughout the clinic are
of acoustical ceiling panels to absorb noise.
.411. the t]o<.~rs are finished concrete with
vinvl asbestos t~le, except in the office (wa21
to ~vall carpet) and the rm~ ( epoxy paint.)
A 4-inch cove was installed at the base of
all walls to protect from "mop splatters."
All the cabi~mt and counter tops are
woodgrain Formica. Sinks are stainless
steel and built into exam room and !ab-
oratory counters.
The limiterl travel distances of the com-
pact clinic arc farther reduced by effleient
internal communications.- There' are five
telephone extensions, all tied into an inter-
com system. Akso tied in is an AM-FM
radio which provides music for the public
as well as the private port[on of the hos-
pital. Each speaker has its own volume
and on-off control.
Expansion Considered
Dr. Adams .attempted .to plan ahead to
avoid a problem that occurs frequently
with his type of clinic. In most shopping
center~, he notes, the possibilities of/uture
expansion are remote.
"Every step must be taken initially' to
plan ahead for the obvious practice
growth, not only in terms of medical-
surgical-kennel space, but also storage
cilities. We tried to keep this in' mind when
devdoping our floor plans," he said. "Also,
we created extra space i'or storage by in-
stalling the heating and air conditioning
equipment on the roof. In this way, we
were able to provide storage closets to
store veterinary supplies and dog food
rather than primarily heating and me-
chanical equipment.
Dr. Adams is obviously satLsfied with his
decision to develop his practice in leased
shopping center facilities.
"A $100,000 or $150,000 privately-owned
hospital ~vas completely out of my budget
at this time," he explafl~s. "By leasing, I
have been able to open a well-equipped
clinic rather than waiting ~md saving for
a some-day hospital."
~6
VETERINARY ECONOMICS