17SN0761
CASE NUMBER: 17SN0761
APPLICANTS: Talbert S., Jr. and Angela W. Deane
CHESTERFIELD COUNTY, VIRGINIA
MIDLOTHIAN DISTRICT
STAFF’S ANALYSIS
AND RECOMMENDATION
Board of Supervisors Hearing: MARCH 15, 2017
Board of SupervisorsTime Remaining:365 DAYS
Applicant’s Agent:
ANDREW M. CONDLIN (804-977-3373)
Applicant’s Contact:
TALBERT S., JR. AND ANGELA W. DEANE
(804-977-3373)
Planning Department Case Manager:
1.1 Acres – 11435 Robious Road
RYAN RAMSEY (804-768-7592)
REQUEST
Rezoning from Agricultural (A) to Community Business (C-3) plus conditional use planned
development to permit exceptions to ordinance requirements relative to setbacks. Specifically, the
applicant is requesting a minimum setback of ten (10) feet along the western property boundary,
adjacent to a property zoned O-2.
Note: Conditions may be imposed. Proffered conditions, Textual Statement, conceptual site layout and building
elevations are located in Attachments 1 - 4.
SUMMARY
An automobile repair facility (excluding body, major engine or transmission) with nine (9) service
bays and associated site improvements is proposed. The required 100-foot setback for the
automobile repair building and parking area adjacent to property zoned and developed with O-2
uses would be reduced to ten (10) feet with perimeter landscaping. Proffered conditions relative to
building design and orientation of service bays will also minimize impacts on adjacent properties.
Other C-3 uses would also be permitted, except as limited by Proffered Condition 2.
RECOMMENDATIONS
COMMISSION APPROVAL – Proffered conditions assist in mitigating impacts.
PLANNING AND TRANSPORTATION – APPROVAL
Given the location, use limitations and conditions ensuring quality
architectural design and materials, orientation of service bays,and
STAFF
compatibility with area development, the proposed zoning and land use are
appropriate.
No direct vehicular access to Robious Road.
Providing a FIRST CHOICE community through excellence in public service
SUMMARY OF IDENTIFIED ISSUES
DepartmentIssue
PARKSAND The applicant has not offered to address the impacts on bicycle facilities
RECREATIONalong Robious Road.
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Comprehensive Plan
Classification: REGIONAL MIXED USE
Property is located on the edge of a Regional Mixed Use area. The Plan suggests the property is
appropriate for an integrated mixture of highly concentrated corporate office, commercial, light
industrial/research and development, and higher density residential uses with public spaces.
Surrounding Land Uses & Development
Cranbeck Rd
Multi-family
residential Group care
Belvedere facility -
Sunrise
Commercial
uses
Aldi
Robious Rd
Vacant
agricultural
Multi-family
land
Huguenot
Village
Mall Dr
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PLANNING
Staff Contact: Ryan Ramsey (804-768-7592) ramseyrp@chesterfield.gov
Proposal
The applicant proposes to rezone the property to Community Business (C-3) to permit an
automobile repair business, excluding body, major engine and transmission repair. Permitted
uses would be limited to automobile repair and uses permitted inthe Community Business (C-
3) District, except as limited by the proffered conditions. These use limitations as well as other
proffered standards for development are consistent with those approved on the adjacent C-5
properties to the east (Case 10SN0191).
Setback Exception
Automobile repair is a restricted use in the C-3 District, requiring, in part, a minimum setback of
100 feet for such use from properties zoned Corporate Office (O-2) and with the provision of
2.5 times Perimeter Landscaping C within this setback. Two (2) adjacent properties to the west
of the subject property are zoned Corporate Office (O-2) therefore a conditional use planned
development is requested to reduce the required 100-foot setback from these properties to
10 feet. The landscaping requirement noted for the required 100-foot setback would be
maintained within this reduced setback. Furthermore, as proffered, service bays would be
oriented to the east, minimizing impacts of the use on the adjacent O-2 properties.
The following chart provides an overview of the development’s design standards:
General Overview
Requirements Details
Community Business (C-3) with limitations
Motor Vehicle repair use not to exceed 5,500 gross square
Uses
feet with garage bays oriented away from Robious Road
Zoning Ordinance & Condition 2
Style and materials consistent with renderings offered
Architecture, Materials &
Site Layout Plan
Master Plan
Zoning Ordinance & Condition 2
6-foot tall fence to shield lights on adjacent properties
Vehicular Headlights
Zoning Ordinance
Freestanding monument-style signs constructed on
complimentary materials with building
Signage
Internally lit channel letters on raceways for building
mounted signs
Zoning Ordinance & Condition 2
Daily 6:00 a.m. to midnight
Hours of Operation
Zoning Ordinance & Condition 2
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Given the following, staff finds the proposed zoning and land use acceptable as a transitional use
at the edge of the Regional Mixed Use area suggested by the Plan:
Property is located on the edge of the Regional Mixed Use Area (Map 2)
Quality architectural design and building materials offered to ensure compatibility with
area development
Uses are consistent with those permitted on the adjacent C-5 property to the east and no
access is permitted to Robious Road.
Limitations on hours of operation, maximum building size, and the orientation of service
bay doors away from Robious Road minimize impacts of automobile repair use on
surrounding properties
PUBLIC FACILITIES
FIRE AND EMERGENCY MEDICAL SERVICES
Staff Contact: Anthony Batten (804-717-6167) battena@chesterfield.gov
Nearby Fire and Emergency Medical Service (EMS) Facilities
Fire Station The Bon Air Fire Station, Company Number 4
EMS Facility The Bon Air Fire Station, Company Number 4
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 applicant plans to develop an automobile repair facility. Typical trip generation rates for
the proposed use are not available. Traffic generated by development of the property would be
initially distributed along Robious Road.
Robious Road is a major arterial with a recommended right of way width of 90 feet, as
identified on the County’s Thoroughfare Plan. Robious Road is a four-lanes divided facilityalong
the property frontage. In 2015, the traffic count on Robious Road was 19,972 vehicles per day
(Level of Service ‘B’).
Section 19.1-231 of the County Code outlines the general requirements to meet the needsof
the traffic generated by a proposed development, including acceptable levels of service. The
applicant has offered:
Vehicular Access Control (Proffered Condition 3)
No access to North RobiousRoad.
Access for development of the property is anticipated to be provided through the adjacent
parcel to the east. Staff supports the request.
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UTILITIES
Staff Contact: Jamie Bland (804-751-4439)blandj@chesterfield.gov
Theproposal’s impacts on the County’s utility system are detailed in the chart below:
Water and Wastewater Systems
Currently Size of Existing LineConnection Required by County Code?
Serviced?
Water No 16”Yes
Wastewater No 8”Yes
Additional Information:
The subject property is located in the mandatory water and sewer connection area. There is a
16” water line and an 8” sewer line located along Robious Road with a sewer lateral in place for
the subject property. Connection to these facilities is required by county code.
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) wardr@chesterfield.gov
Geography
The subject property is located within the 60/147 (West) Drainage District. The property drains
to the southwest to existing wetlands, and is located within the Falling Creek Watershed.
Stormwater Management
Since the property is located within the 60/147 (West) Drainage District, the developer must pay a
pro-rata fee for drainage improvements in the district prior to issuance of a land disturbance
permit. The overall development is subject to the Part IIB technical criteria of the Virginia
Stormwater Management Program Regulations for water quality and water quantity.
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PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
Mission
The County supports a high-quality park system to provide residents and visitors with equitable
access to active and passive recreation opportunities. The 2012 level of service is 5.9 acres of
regional, community and neighborhood parkland per 1,000 persons whereas the target level of
service is 9 acres per 1,000 persons.
Public Facilities Plan
The Bikeways and Trails Chapter of the Comprehensive Plan recommends the provision of
pedestrian/bicycle facilities along all routes shown on the Plan and connections from these routes
and existing pedestrian/bicycle facilities to adjacent developments. The Plan recommends a route
along Robious Road, the northern boundary of the applicant’s project. The applicant has not
offered to address the impacts on bicycle facilities along the Planroute.This segment of the route,
for pedestrian facilities, has already been completed with a prior road project and no additional
improvements are required.
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CASE HISTORY
Applicant Submittals
12/5/16 Application submitted
1/25, 1/26, Revised proffers, Textual Statement, site plan and building elevations submitted
2/7, 2/8 &
2/13/17
Community Meetings
2/6/17 Issues Discussed
Orientation of repair bays
Impacts on wetlands on adjacent property
Traffic impact on Cranbeck Road
Safety concerns and need for crosswalks at intersection of Robious and
Cranbeck Roads
Desire to lower speed limit on Robious Road
Planning Commission
2/21/17Citizens Comments:
One citizen spoke to the request, noting concerns relative to increased traffic on
Robious and Cranbeck Roads; a speed limit that is too high on Robious Road;
and a lack of pedestrian crossings and signage around the Robious Road/Mall
Drive/Cranbeck Road intersection.
Commission Discussion:
Mr. Jones noted a community meeting was held and that he has asked the
County’s Transportation Department to request a traffic study relative to traffic
speeds and pedestrian safety at the intersection of Robious Road/Mall
Drive/Cranbeck Road. He also mentioned that the proposed use would have
low daily traffic volumes, is closed on Sunday, and that access to Robious Road
would be prohibited.
Recommendation - APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Jones Second: Jackson
AYES: Sloan, Jackson, Freye, Jones and Wallin
The Board of Supervisors on Wednesday, March 15, 2017, beginning at 6:30 p.m., will
consider this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
Note:
Both the Planning Commission and staff recommend acceptance of the following proffered
conditions, as offered by the applicant.
Case # 17SN0761
February 13, 2017
The Owner-Applicant in this zoning case, pursuant to Section 15.2-2298 of the Code of Virginia
(1950 as amended) and the Zoning Ordinance of Chesterfield County, for itself and its successor
or assigns, proffers that the development of the property (the “Property”) will be developed as
set forth below; however, in the event the request is denied or approved with conditions not
agreed to by the Owner-Applicant, these proffers shall be immediately null and void and of no
further force or effect.
1.Master Plan. The Textual Statement dated January 26, 2017 shall be considered the
Master Plan. (P)
2.Uses:
A.Except for the uses listed below, which shall be prohibited, permitted usesshall
be uses permitted by right, or with restrictions, in the Community Business (C-3)
District:
1. carpenter and cabinetmakers’ offices and display rooms;
2. cocktail lounges and nightclubs;
3. electrical, plumbing or heating supply sales, service and related display
rooms;
4. feed, seed, and ice sales;
5. fraternal uses;
6. hospitals;
7. indoor flea;
8. motor vehicle washes;
9. park and ride lots;
10. recreational establishments, commercial-indoor;
11. taxidermies;
12. theaters including drive -in theaters;
13. commercial kennels;
14. outside runs for veterinary hospitals;
15. motor vehicle sales and rental;
16. gasoline sales;
17. outside storage;
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18. schools-commercial trade vocational and training, unless conducted
within an enclosed building;
19. material reclamation receiving center
20. warehouses for permitted uses; and
21. prepared food and fruit and vegetable vendors.
B. The following uses shall be limited as follows:
1. Outside Display. Any area used for outdoor display that is not located
under a covered pedestrian way shall be identified on the approved site
plan. Such area shall be located adjacent to the building which it serves
and shall be clearly delineated with decorative fencing and shall be
located outside of parking and sidewalk areas.
2. Motor Vehicle Repair. Any building used for motor vehicle repair shall be
limited as follows:
a. Master Plan. Any such building shall be consistent with the site
plan entitled “SP005 – Auto Service Center”, prepared by
Timmons Group and dated February 6, 2017 (Exhibit A).
b.Size. No such building shall exceed 5,500 gross square feet in size.
c.Elevations. Any such building shall be generally similar to the
elevations entitled “Christian Bros. Automotive, 11435 Robious
Road, Richmond, VA 23235”, dated February 6, 2017, and
prepared by Monique F. Riendersma Architect.
3. Drive-Through Windows. Any building containing a drive-through
window shall be limited as follows:
a. Fast Food. Drive-through windows for fast food restaurants shall
be located at the side or rear of a building and shall have separate
spaces for at least three 3 users.
b.Robious Road. Other than for a bank, any drive through window
that is adjacent to Robious Road shall be minimized by a
decorative masonry wall a minimum of 3 feet in height which is
architecturally compatible with the adjoining building.
4. Greenhouses or Nurseries. Any building containing a greenhouse or
nursery shall be limited as follows:
a. Outside Garden Centers. Outside garden centers shall not exceed
4500 gross square feet and shall be accessory to a retail
component of the business that is conducted within an enclosed
building. In no event shall the outside garden center exceed the
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square footage of the associated retail building. Outside garden
centers shall be enclosed by a decorative wrought iron fence with
brick piers being a minimum of eight 8 feet in height.
b.Outside Display. With the exception of outside display, all plant
materials and growing areas shall be located within the limits of
the garden center or within an enclosed building. (P)
3.Hours of Operation. No use shall be open to the public between the hours of 12:00 a.m.
(midnight) and 6:00 a.m. (P)
4. Exterior Materials. All building exteriors (whether front, side or rear), exclusive of doors,
windows, and trim accents, shall consist of masonry, stone, EIFS, cementitious siding,
architectural precast, integral color split face block or glass as established as part of an
overall architectural theme. Aluminum or metal accents and standing-seam metal roofs
shall be permitted. Plastic sheeting as sometimes associated with a greenhouse or
nursery shall not be permitted as an exterior material. Notwithstanding the foregoing,
should the property develop as a motor vehicle repair facility, the elevations shall be
substantially the same as those referenced in Condition 2(c) above. (P)
5. Signage. All freestanding signs shall be a monument style. The base/structure of each
sign shall be constructed of complementary materials and colors as the building which it
advertises. All building-mounted signs shall be internally illuminated channel letters and
logos mounted on raceways painted to blend with the building backdrop. (P)
6.Access. No direct vehicular access shall be provided from the Property to Robious Road.
(T)
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ATTACHMENT 2
TEXTUAL STATEMENT
January 26, 2017
Development of the Property shall comply with the Zoning Ordinance requirements except as
outlined herein:
1.Side Yard Setback andPerimeter Landscaping.A side yard setback that is variable in
width with a minimum dimension of ten (10) feet, as depicted on Exhibit A, shall be
provided adjacent to Tax IDs 741-714-6717 and 741-714-5516). This side yard setback
shall be landscaped with a minimum of Perimeter Landscaping C, provided that the
overall density of landscaping within the side yard setback shall be the equivalent of 2.5
times that required by Perimeter Landscaping C.
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ATTACHMENT 3
EXHIBIT A, CONCEPTUAL SITE LAYOUT
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ATTACHMENT 4
EXHIBIT B, CONCEPTUAL ELEVATIONS
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