15SN0636
CASE NUMBER: 15SN0636
APPLICANT: Karl Johnson
CHESTERFIELD COUNTY, VIRGINIA
STAFF’SANALYSISMagisterial District: MIDLOTHIAN
AND 151 Le Gordon Drive
RECOMMENDATION
Board of Supervisors (BOS)
Public Hearing Date:
SEPTEMBER16, 2015
BOS Time Remaining:
365 DAYS
Applicant’s Contact:
KARL JOHNSON
(804-691-2918)
Planning Department Case Manager:
RYAN RAMSEY (804-768-7592)
APPLICANT’S REQUEST
Rezoning from Community Business (C-3) and Residential (R-7) to Community Business (C-3) plus
conditional use planned development to permit exceptions to setbacks and parking
requirements.
A shopping centerwith retail uses and a fast food restaurant is planned.
Notes:
A.Conditions may be imposed or the property owner may proffer conditions.
B.Proffered conditions, Textual Statement, conceptual layout and concept elevations are located in
Attachments 1-5.
RECOMMENDATION
RECOMMEND APPROVAL
PLANNING
COMMISSION Proposeddevelopment and uses arecompatible with existing
(8/18/2015)
and anticipated area development
RECOMMEND APPROVAL
As proffered, uses consistent with Plan
STAFF
Proposed development would be compatible with area office
and commercial development
Providing a FIRST CHOICE community through excellence in public service
SUMMARY OF IDENTIFIED ISSUES
DepartmentIssue
PLANNING-
FIRE-
CDOT-
VDOT-
UTILITIES-
ENVIRONMENTAL
-
ENGINEERING
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Map 2: Comprehensive Plan(The Midlothian Area Community Plan)
Classification: VILLAGE FRINGE AREA
The designation suggests the property is appropriate for mixed use development compatible with
surrounding neighborhoods and including primarily office, multi-unit housing, community facilities
and personal services.
Map 3: Surrounding Land Uses & Development
Commercial uses (Ivymont
Midlothian Turnpike
Shopping Center)
Commercial uses (Martin’s
Shopping Center)
Contractor’s Office Use
Le Gordon Drive
Midlothian Woods Condominiums
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PLANNING
Staff Contact: Ryan Ramsey (804-768-7592) ramseyrp@chesterfield.gov
ZONING HISTORY
Case NumberBOS Action Request
Rezoning from R-7 to C-3 of 2.1 acres to permit a
Approved
02SN0187 contractor’s office and display room as well as Corporate
(04/24/2002)
Office (O-2) uses.
PROPOSAL
A shopping center, which would permit limited Community Business (C-3) uses and a fast food
restaurant, is planned. Exceptions to setback and parking requirements are requested to permit
buildings, drives and parking areas closer to rights-of-way with parking generally behind
buildings along Le Gordon Drive. The applicant has proffered architectural and design elements
that will result in a village-style, high-quality, pedestrian-oriented commercial development
that is integrated into nearby existing developmentsand the larger Midlothian Village and
adjacent Charter Colonycommunity.
The following chart outlines the exceptions requested and development standards for the
project:
General Overview
Requirements Details
Master PlanTextual Statement outlines setback and parking exceptions
Proffered Condition 1
Limited Community Business (C-3) uses permitted
A fast food restaurant within 200’ of Midlothian Turnpike
Uses
More intense and auto-oriented uses prohibited
Proffered Condition 2
Open between 5 a.m. and midnight
Hours of Operation
Proffered Condition 4
Prohibited between 7 p.m. and 7 a.m.
Dumpster Service
Proffered Condition 12
Property Line Required Requested
Midlothian Turnpike 50’ 5’
–Buildings, Parking
& Drive Aisles
Setbacks
Le Gordon Drive -25’ 10’
Buildings
Le Gordon Drive – 25’ 5’ (within 200’ of
Parking & Drive Midlothian Turnpike)
Aisles or 10’ (Elsewhere)
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Side Property Line–30’, or 10’ with 5’
Buildings, Parking & enhanced
Drive Aisles landscaping
Setbacks (Continued) Rear Property Line –40’, or 20’ with 5’
Buildings, Parking & enhanced
Drive Aisleslandscaping
Textual Statement, Item 1
Reduced from 4.4 spaces to 4.0 spaces per 1000 square feet of
Parking Spacesbuilding area.
Textual Statement, Item 2
Generally similar to the design shown on Attachment 5 (Exhibit B):
Equal four-sided architectureand vertical architectural façade
features
Architecture
Architecturally enhanced entrances
Building facades that create multiple, traditional storefronts
Proffered Conditions 7 & 8
Minimized view of a drive-in window that is oriented away from
Midlothian Turnpike
Drive-in Window
Screened by way of building design or durable architectural
walls comparable to the principle building
Proffered Condition 7
Specified exterior and roof materials:
Brick;Hardieplank
30-year dimensional shingles
Building & Roof Materials
Slate shingles
Standing seam metal
Neutral/earth-toned building materials color palette
Proffered Condition 7
Various landscape treatments required within setbacks,
dependent upon yard
Landscaping
Street trees along Midlothian Turnpike & Le Gordon Drive
Textual Statement, Item 1
Compatible building mounted lighting
Pedestrian scale lighting adjacent to Midlothian Turnpike &
Le Gordon Drive
Consistent with Midlothian Village Guidelines
External Lighting
Internal site lighting that is consistent with pedestrian scale
of development
Parking lot lighting limited to 20’ and be ornamental
Proffered Conditions 10 & 11
5’ walkways that connect to sidewalks along Midlothian Turnpike
& Le Gordon Drive and the internal properties to the south and
east
Internal Sidewalks
Incorporate internal crosswalks, pedestrian style lighting along
walkways, benches and landscaped areas
Proffered Condition 9
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PUBLIC FACILITIES
FIRE SERVICE
Staff Contact: Greg Smith (804-706-2012)smithgd@chesterfield.gov
Nearby Fire and Emergency Medical Service (EMS)Facilities
Fire Station The Midlothian Fire Station, Company Number 5
EMS Facility The Forest View Volunteer Rescue Squad
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.
COUNTY DEPARTMENT OF TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037)banksj@chesterfield.gov
The Comprehensive Plan, which includes the Thoroughfare Plan, identifiescounty-wide
transportation needs that are expected to mitigate traffic impacts of future growth. The
anticipated traffic impact of the proposal has been evaluated and recommendations are
detailed in the chart below:
RecommendationApplicant’s Proposal
Vehicular Access Control
No direct access onto Route 60.
Offered as Recommended.
One (1) access onto Le Gordon Drive.
Proffered Condition 6
Road Improvements
Additionallane of pavement along Le Gordon Drive for
the property frontage.
Offered as Recommended.
Sidewalksalong Le Gordon Drive and Route 60 for
Proffered Condition 5
property frontage.
Traffic signal modification at the Le Gordon
Drive/Winterfield Road/Route 60 intersection.
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VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Brian Lokker (804-674-2384) brian.lokker@vdot.virginia.gov
VDOT Land Use Regulations
-
Traffic Impact Analysis (24VAC30-155)
The placement of an access along
LeGordon Driveis subject to compliance
with Access Management spacing
standards between existing access points.
Adequate frontage (435’) is available to
meet the requirements. However, the
Access Management (24VAC30-73)
proximity of an access to the existing
signalized intersection/turn lane may pose
conflicts. VDOT will coordinate with the
applicant and CDOT through the site plan
review process to determine the best
location.
-
Subdivision Street Acceptance (24VAC30-91/92)
-
Land Use Permit (24VAC30-151)
-
Summary
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WATER AND WASTEWATER SYSTEMS
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
The proposal’s impacts on the County’s utility system are detailed in the chart below:
Water and Wastewater Systems
Currently Sizeof Existing LineConnection Required by County Code?
Serviced?
WaterNo8”Yes
WastewaterNo8”Yes
Map 5: Existing Water & Wastewater Systems
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ENVIRONMENTAL
Drainage, Erosion and Water Quality
Staff Contact: Doug Pritchard (804-748-1028)pritchardd@chesterfield.gov
Stormwater
Issue Discussion/Conditions
Michaux Creek Watershed
Geography
Drains into Powhatan County before reaching the James River
Drainage limitationsfor:
Le Gordon Drive
The Ivymont Shopping Center to the west
Culvert under Midlothian Turnpike
Stormwater
Significant onsite detention was employed on the development of the
Management
Martins Grocery site to the east in order to address these limitations.
The storm drainage design for the subject property should be
consistent with that which was designed into the Martins project.
Proffered Condition 2
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CASE HISTORY
Applicant Submittals
3/10/15Application submitted
7/24/15Proffers, textual statement, conceptual elevations and a conceptual site plan
were submitted
Community Meetings
4/13/15Issues Discussed
The District Commissioner, applicant and staff attended this meeting at
the Midlothian Library
Neighbors and citizens attended the meeting, asking questions relative
to: proposed uses, architecture, location of sidewalks, type of
landscapingto be installed, streetscape lighting, access and additional
traffic impact to Le Gordon Drive, orientation of buildings and
prospective tenants for the buildings
5/11/15Issues Discussed
The District Commissioner, applicant and staff attended this meeting at
the Midlothian Library
One citizen attended thismeeting. The conceptual architecture and
proposed site layout remained unchanged from the previous community
meeting. No questions or opposition to the request wereexpressed.
Planning Commission Meetings
6/16/15 Citizen Comments
No citizens spoke to this case.
Commission Discussion
The applicant and Midlothian District Commissioner noted their desire to
defer this case to allow time for the applicant to meet with Village of
Midlothian Volunteer Coalitionto review the conceptual architecture and
proposed site layout.
Action -DEFERRED TO AUGUST 18, 2015
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Planning Commission Meetings (Continued)
8/18/15 Citizen Comments
Two citizensexpressed concerns, noting possible traffic congestion on Le
Gordon Drive, community meeting notification and reduced setbacksfor the
development.
Commission Discussion
The Commission noted their support for this case:
Road improvements associated with the applicant’s request and
anticipated area development wouldaddress traffic impacts
Concept plan and elevations reviewed by the Village of Midlothian
Volunteer Coalition, which supported reduced setbacks to encourage a
village development design
Request is compatible with existing and anticipated future
developments at the intersection of Route 60 and Le Gordon Drive
Recommendation – APPROVAL AND ACCEPTANCE OF THE
PROFFERED CONDITIONS IN ATTACHMENT 1
Motion:WallerSecond: Brown
AYES: Gulley, Waller, Brown, Pattonand Wallin
The Board of Supervisors on Wednesday, September 16, 2015, beginning at 6:30 p.m., will
consider this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
Note:
“STAFF/CPC” –Recommended by both staff and Planning Commission
(STAFF/CPC) 1. Master Plan: The Textual Statement last revised July 24, 2015 shall be
considered the Master Plan. (P)
(STAFF/CPC) 2. Stormwater Management: Development shall be designed to store a 10
year post development storm and release at a 10-year pre-development
storm. (EE)
(STAFF/CPC) 3. Uses:
a.Permitted uses shall be uses permitted by right, or with
restrictions, in the Community Business (C-3) District except for
the uses listed below, which shall be prohibited:
i.Alternative Financial Institutions
ii.Cocktail Lounges or Nightclubs
iii.Coin Laundry
iv.Commercial Kennels
v.Communication towers
vi.Fraternal Uses
vii.Feed, seed and ice sales
viii.Funeral Home or Mortuary
ix.Gasoline Sales
x.Halfway Houses
xi.Home Centers
xii.Hospitals
xiii.Hotels
xiv.Indoor or Outdoor Flea Markets
xv.Material reclamation and recycling centers
xvi.Motor Vehicle Sales, Repair, Service and Rental, including
Motor Vehicle Consignment lots
xvii.Motor Vehicle Wash
xviii.Outside Public Address systems
xix.Park and ride lots
xx.Tattoo Parlors
xxi.Taxidermies
xxii.Theaters, including drive-in
xxiii.Veterinary Hospital with outside runs.
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b.A maximum of one (1) restaurant, with a drive-in window, shall be
permitted on the property. The restaurant with a drive-in window
shall be located within 200 feet of Midlothian Turnpike. (P)
(STAFF/CPC) 4. Hours of Operation: Hours of operation shall be limited to between the
hours of 5:00 a.m. and midnight. (P)
(STAFF/CPC) 5. Road Improvements: Prior to issuance of an occupancy permit, the
following road improvements shall be provided. The exact design and
length of these improvements shall be approved by the Transportation
Department:
a.Construction of an additional lane of pavement along Le Gordon
Drive for the entire property frontage.
b.Full cost of traffic signal modification at the Le Gordon
Drive/Winterfield Road/Route 60 intersection.
c.Construction of a sidewalk along the south side of Route 60 and
along the east side of Le Gordon Drive for the entire property
frontage.
d.Dedicationto Chesterfield County, free and unrestricted, of any
additional right-of-way (or easements) required for the
improvements identified above. (T)
(STAFF/CPC) 6. Access: No direct vehicular access shall be provided from the property to
Midlothian Turnpike (Route 60).Direct vehicular access from the
property to Le Gordon Drive shall be limited to one (1) entrance/exit. The
exact location of this access shall be approved by the Transportation
Department. (T)
(STAFF/CPC) 7. Architectural Treatment: Unless deviations are approved by the Planning
Commission during site plan review, the architectural treatment of the
buildings shall be compatible and consistent with Exhibit B, which is
composed of two documents entitled 1) Le Gordon Drive Retail Building,
prepared by Douglas Bollinger & Associates, Inc., and dated July 17, 2015
and last revised on July 22, 2015 and 2) Le Gordon Drive Restaurant,
prepared by Douglas Bollinger & Associates, Inc., and dated July 17, 2015
and last revised on July 21, 2015. The following shall also be required:
a.Buildings shall incorporate equal four sided architecture such that
no building exterior (whether front, side or rear) shall consist of
inferior materials or be inferior in quality, appearance or detail to
any other exterior of the same building.
b.Vertical architectural façade features shall be continued a
minimum of ten (10) feet in depth from the building facade.
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c.Each entrance shall be accentuated with architectural features to
include, but not limited to, structured overhangs and/or awnings.
d.All building mounted lighting shall be compatible with the overall
architectural style.
e.The color palette shall be limited to neutral and earth-toned
colors, unless otherwise approved by the Planning Department at
the time of plans review.
f.Drive-in windows shall be screened to reduce visibility of the
drive-in windows from public streets. This screening shall be
accomplished by building design, the use of durable architectural
walls constructed of materials and with a design comparable to
the principle building. Such screening shall be approved by the
Planning Department in conjunction with plan approval.
g.Building facades shall be designed such as to create the
appearance of multiple, traditional storefronts. Facades facing Le
Gordon Drive and Midlothian Turnpike shall incorporate
storefront windows, and other architectural treatments, and
landscaping in order to provide relief to such facades.
h.Building materials for the wall façade shall be limited to brick,
cementious siding or any other high-quality building material, as
approved by the Planning Department. Metal panels, metal or
vinyl siding, and EIFS shall be prohibited. The roof shall be
composed of 30-year dimensional shingles, slate shingles and/or
standing seam metal.
(STAFF/CPC) 8. Site Layout: The site shall be designed as generally depicted on Exhibit A,
as prepared by Townes Site Engineering, titled “151 Le Gordon Drive,
Conceptual Layout” and dated July 23, 2015, however, the exact location
of the buildings and parking may be modified, as approved by the
Planning Department, provided the general intent of the plan is
maintained with respect to buildings “fronting” Le Gordon Drive, with no
parking or driveways between the buildings and the roads. This shall not
preclude parking or drive aisles to be located between the corner
building and Le Gordon Drive. (P)
(STAFF/CPC) 9. Internal Sidewalks: The project shall incorporate an internal system of
five (5) feet wide sidewalks, which shall provide internal pedestrian
access between uses, and shall connect to the sidewalks along Le Gordon
Drive and Midlothian Turnpike, as well as to the adjacent properties to
the south and east. These pedestrian areas/walks shall:
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a.Internal crosswalks shall be constructed of stamped concrete or
other decorative paving units. All other pedestrian areas/walks
may be concrete.
b.Include pedestrian style lights, and
c.Incorporate benches, landscaped areas and other pedestrian
elements.
The exact design shall be approved by the Planning Department at the
time of site plan review. (P)
(STAFF/CPC) 10. External Lighting: Lighting along the perimeter of the development
adjacent to Le Gordon Drive and Midlothian Turnpike shall be of a
pedestrian scale. Light fixtures shall be installed with a design consistent
with the Midlothian Village Guidelines and spaced as may be approved by
the Planning Department at time of site plan review. The project shall
also have an internal system of outdoor lighting consistent with the
pedestrian scale of the development, as approved by the Planning
Department at time of site plan review. (P)
(STAFF/CPC) 11. Parking Lot Lighting: Parking lot lighting shall be shall be limited to a
maximum of 20 feet in height. All light poles and fixtures shall be
ornamental and shall be approved by the Planning Department at the
time of site plan review. (P)
(STAFF/CPC) 12. Dumpster Service: Dumpster service shall not be allowed between 7:00
p.m. and 7:00 a.m. (P)
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ATTACHMENT 2
TEXTUAL STATEMENT
April 10, 2015
Last Revised July 24, 2015
Rezone from Residential (R-7) and Community Business (C-3) to Community Business (C-3) with
Conditional Use Planned Development (CUPD) to permit exceptions to Ordinance requirements as
described herein and as provided in the accompanying proffered conditions.
The request contains two (2) exhibits: Exhibit A –Conceptual Site Layout and Exhibit B –
Conceptual Elevation Drawings.
1.Setbacks: Except as necessary to install required landscaping, street trees, lighting and
sidewalks, minimum setbacks shall be as follows:
a.Five (5) foot building, drive aisle and parking area setback adjacent to the southern
and eastern property lines, with the installation of Perimeter Landscape B.
b.Ten (10) foot building setback adjacent to Le Gordon Drive, with the installation of
Perimeter Landscape D and large deciduous street trees, planted forty (40) feet on
center.
c.Five (5) foot parking and drive aisle setback adjacent to Le Gordon Drive, with the
installation of Perimeter Landscape D and large deciduous street trees, planted
forty (40) feet on center. This setback shall be permitted within 200 feet of
Midlothian Turnpike. Elsewhere, the minimum setback for drive aisle and parking
areas adjacent to Le Gordon Drive shall be ten (10) feet.
d.Five (5) foot building, drive aisle and parking area setback adjacent to Midlothian
Turnpike, with the installation of Perimeter Landscape D and large deciduous street
trees, planted forty (40) feet on center.
2. Parking: Parking space requirements shall be reduced to 4.0 spaces per 1000 square feet of
building area.
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ATTACHMENT 3
CONCEPTUAL SITE LAYOUT – EXHIBIT A
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ATTACHMENT 4
CONCEPTUAL ELEVATIONS – RETAIL BUILDINGS(EXHIBIT B)
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ATTACHMENT 5
CONCEPTUAL ELEVATIONS –CORNER FAST FOOD BUILDING (EXHIBIT B)
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