14SN0500
CASE MANAGER: Ryan Ramsey
September 17, 2013CPC
October 23, 2013 BS
STAFF’S
BS Time Remaining:
REQUEST ANALYSIS
365 days
AND
RECOMMENDATION
14SN0500
JLP-Richmond, LLC
c/o Paul Gugino
MidlothianMagisterial District
1300 Huguenot Road
REQUEST:Amendment of zoning (Cases 89SN0303 and 93SN0189) to permit restaurant use,
increase density, permit administrative site plan reviewand modify architectural
conditions.
PROPOSED LAND USE:
Commercial uses are planned. Arestaurant is proposed for the request property.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS ON
PAGE 2.
AYES: MESSRS. BROWN, WALLIN, PATTON AND WALLER.
ABSENT: MR. GULLEY.
STAFF RECOMMENDATION
Recommend approvalfor the following reasons:
A.The proposed land useconformsto the Comprehensive Plan, which suggests the
property is appropriate for Community Business use.
B.As proffered, the proposed land useand building elevations arerepresentative of
and compatible with existing and anticipated area development.
(NOTE: THE ONLY CONDITION THAT MAY BE IMPOSED IS A BUFFER CONDITION.
THE PROPERTY OWNER(S) MAY PROFFER OTHER CONDITIONS. CONDITIONS
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NOTED“STAFF/CPC” WERE AGREED UPON BY BOTH STAFF AND THE
COMMISSION.)
PROFFERED CONDITIONS
(STAFF/CPC)1.Development shall be limited to a maximum of 65,000 gross square
feet on the request property. (P)
(STAFF/CPC)2.A restaurant, limited to a sit-downand/or carry-out restaurant, shall
be permitted within a 200 foot radius of the intersection of Alverser
Drive and Huguenot Road.(P)
(STAFF NOTE: This use is in addition to those uses permitted by
Proffered Condition 7 forCase 89SN0303.)
(STAFF/CPC)3.The architectural treatment of any building located within a 200 foot
radius of Alverser Drive and Huguenot Road shall have an
architectural design generally as shown on the elevations by
Herschman Architects. (Exhibit B)(P)
(STAFF NOTE: This condition amends the Proffered Condition for
Case 93SN0189.)
(STAFF NOTES:
A.Except as amended herein, all previous conditions of
zoning approved in Cases 89SN0303 and 93SN0189
shall remain in full force and effect.
B. With approval of this request, Proffered Condition 9
of Case 89SN0303 would be deleted.)
GENERAL INFORMATION
Location:
The request property is located in the southwest corner of Alverser Drive and Huguenot
Road and is better known as 1300 Huguenot Road. Tax ID 739-710-7626.
Existing Zoning:
C-2
Size:
5.5acres
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Existing Land Use:
Commercial
Adjacent Zoning and Land Use:
Northand West –O-2 with conditional use planned development; Commercial or office
South –O-2 with conditional use planned development and C-2; Commercial or office
East –C-3 with conditional use planned development; Commercial
UTILITIES
Public Water & Wastewater Systems:
The existing retail structure is currently connected to the public water and wastewater
systems. Due to the restaurant use, County Code will require installation of a monitoring
manhole to permit observation, measuring and sampling of the wastewater discharge, and
the installation of a water backflow prevention device which must be tested annually. Any
new structures will be required by County Codeto connect to the public water and
wastewater systems.
ENVIRONMENTAL
Drainage and Erosion:
This request will have no impact on these facilities.
PUBLIC FACILITIES
Fire Service:
The Bon Air Fire Station, Company Number 4, currently provides fire protection and
emergency medical service (EMS). This request will have a minimal impact on Fire and
EMS.
County Department of Transportation:
This request will have no impact on these facilities.
Virginia Department of Transportation(VDOT):
VDOT has no comment since existing entrances to the commercial site will continue to be
used unchanged.
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LAND USE
Comprehensive Plan:
The Comprehensive Plandesignates the request property for Community Business use
where commercial uses that serve community-wide trade areas are appropriate.
Area Development Trends:
The area is characterized by a mixture of commercial and office uses along Huguenot
Road, Alverser Drive and Old Buckingham Road. Chesterfield Towne Center lies to the
east, across Huguenot Road. Properties to the north, south and west, along Alverser Drive
and Old Buckingham Road, have been developed for primarily commercial uses. The
property immediately to the southeast contains the southern portion of the shopping
center that adjoins the request property.
Zoning History:
On November 22, 1989 the Board of Supervisors, upon a favorable recommendation
from the Planning Commission, approved rezoning from Agricultural (A) and Office
Business (O) to Neighborhood Business (C-2) to permit a shopping center on the subject
property and the adjacent parcel to the southeast (Case 89SN0303). Uses were further
restricted within 200 feet of the Huguenot Road and Alverser Drive intersection.
Proffered conditions limited density of the development, established architectural
standards and requiredPlanning Commission review of site plans. The original zoning
has been amended twicerelative to signageand architectural treatment.
OnApril 28, 1993the Board of Supervisors, upon a favorable recommendation from the
Planning Commission, approved an amendment to Case 89SN0303relative to
architectural treatment (Case 93SN0189).Architectural treatment of the shopping center
requiresuse of specific building materials; Planning Commission review of architectural
elevations;and incorporation ofa colonnade feature along the storefrontsof the shopping
center.
Restaurant:
The applicant proposesamending Proffered Condition 7 of Case 89SN0303 to permit a
restaurant use within 200 feet of the Huguenot Road and Alverser Drive intersection
(Proffered Condition 2).Current conditions of zoning restrict uses to:
those uses permitted by-right or with restrictions in the O-1 zoning district
banks, savings and loans or other deposit-taking financial institutions
office supply store
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copy/printing business
optical store
Sit down and carry out restaurants are first permitted by-right in Convenience Business (C-
1) and Neighborhood Business (C-2) Districts, respectively. At the time Case 89SN0303
was approved, the Plansuggested office uses were appropriate for the request property and
the adjoining shopping center development to the south. The use restriction contained in
Case 89SN0303 was intended to maintain an office-like appearance along the Huguenot
Road Corridor. As previously noted, the Comprehensive Plannow designates the request
property for Community Business (C-3) uses. Adjoining properties at the northwest corner
of Alverser Drive and Huguenot Road have now been developed for office uses, providing
appropriate land usetransitions north towards the entrance to the residential development of
Olde Coach Village. Limited commercial uses, including restaurant use, are now located
along the north line of Alverser Drive, in proximity to the request property.
Development Standards:
The property lies within a Post Development area. The purpose of Post Development area
standards is to provide flexible design criteria in areas that have already experienced
development and ensure continuity of development. The Zoning Ordinancespecifically
addresses access, landscaping, architectural treatment, setbacks, parking, signs, buffers,
utilities and screening of developments within these areas. If this request is approved, these
standards would applyexcept where proffered conditions are applicable.
Density:
Development on the request property and the adjacent property to the southeast (1200
Huguenot Road, Tax ID 739-710-9202) are limited to 9,500 gross square feet per gross acre
as determined prior to any right-of-way dedication (Proffered Condition 2, Case 89SN0303,
Attachment 1).This equates to 93,100 gross square feet for the entire shopping center.
Today, the shopping center contains approximately 91,900 gross square feet. Since the
original zoning, the property has been subdivided into two (2) parcels. The request property
contains approximately 60,100 gross square feet with approximately 31,800 gross square
feet on the adjoining property to the southeast.The applicant’s proposal for a 2,600 square
foot restaurant would exceed the existing density limitation on the subject property as well
as theoverall shopping center. To permit the proposed restaurant, the applicant proposes
increasingthe density limitation on the request property to65,000 gross square feet
(Proffered Condition 1, Exhibit A).This restriction will equateto approximately 11,820
gross square feet per acre, after right-of-way dedication. Density limitations for the adjacent
property (Tax ID 739-710-9202) will continue to be maintained through the existing
condition of zoning.(Proffered Condition 2, Case 89SN0303, Attachment 1)
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Architectural Compatibility:
Case 93SN0189 regulates the architectural treatment of buildings on the request property.
More specifically, buildings are required to utilize certain building materials along
designated building elevations, contain a colonnadewith storefrontsconstructed of primarily
glass andprovide screening for rooftop mechanical equipment, subject toPlanning
Commission approval of architectural elevations.The applicant is requesting amendment of
this condition by offering Proffered Condition 3 to regulate the architectural treatment of the
building, as shown in theelevations contained inExhibit B. This condition would require
that any building constructed within 200 feet of the Alverser Drive and Huguenot Road
intersection be in general conformance with the attached elevations. The applicant proposes
an all brick structure with building materials and treatment that providesarchitectural
compatibility with the existing shopping center.
Site Plan Review:
Proffered Condition9 of Case 89SN0303 requiresPlanning Commission review and
approval of any site plan for the request property.Deletion of this condition of zoning would
allow the site plan to be reviewed andapprovedadministratively.Staff finds that the
proffered conditions, in tandem with Post Development area standards, will provide an
outparcel buildingthat is compatible with the existing shopping center and adjacent
development.
CONCLUSION
The proposed land usecomplies withthe Comprehensive Planandisrepresentative of, and
compatible with, existing and anticipated area development.Further, proffered conditions
maintain architectural compatibility with other buildings in the projectand provide for
appropriate flexibility in density limitations.
Given these considerations, approvalof this request is recommended.
CASE HISTORY
Planning Commission Meeting (9/17/13):
The applicant’s representative accepted the recommendation. There was no opposition
present.
Mr. Waller noted that the applicant has worked with staff to provide a building that
would becompatible with the shopping center and surrounding commercial development.
On motion of Mr. Waller, seconded by Dr. Wallin, the Commission recommended
approvaland acceptance of the proffered conditions on page 2.
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AYES: Messrs. Brown, Wallin, Patton and Waller.
ABSENT: Mr. Gulley.
The Board of Supervisors, on Wednesday, October 23, 2013beginning at 6:30 p.m., will take
under consideration this request.
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