19SN0594
CASE NUMBER: 19SN0594
APPLICANT: Rebkee Partners Belmont, LLC
CHESTERFIELD COUNTY, VIRGINIA
MIDLOTHIANDISTRICT
STAFF’S ANALYSIS
AND RECOMMENDATION
Board of Supervisors (BOS)Hearing:
JULY 24, 2019
BOSTime Remaining:
365 DAYS
Applicant’s Agents:
ANDREW SCHERZER (804-794-0571)
Applicant’s Contact:
ROBERT HARGETT (804-419-0749)
1.4 Acres – 101 Pike View Drive
Planning Department Case Manager:
TYLER WALTER (804-318-8893)
REQUEST
Amendment of zoning approval (Case 06SN0191) and conditional use to permit automobile repair,
excluding body, major engine or transmission repair, within a shopping center.
Notes:
A.Conditions may be imposedor the property owner may proffer conditions.
B.Conditions, proffered conditions, exhibits and approved zoning conditions are located in Attachments 1-8.
SUMMARY
Conditions of Case 06SN0191 limit uses on “Tract C” (including the request property) to those
permitted in the C-2 District(Textual Statement Item 1.C). With this request, the applicant proposes
to include a Community Business (C-3) use (automobile repair), as a permitted use on the request
property within The Shoppes at Westchester, necessitating a zoning amendment.
Automobile repair is a restricted use in the C-3 District. One such restriction is that that this use
not be located within a shopping center. A conditional use is proposed to permit this use within
The Shoppes at Westchester.
RECOMMENDATION
APPROVAL
PLANNING
Interior access to shopping center
COMMISSION
Quality landscaping and architecture
DENIAL
Use does not comply with the Comprehensive Plan which discourages
STAFF
auto-oriented developments within Regional Mixed Use areas
Visual impacts of repair use difficult to mitigate at center entrance
Providing a FIRST CHOICE community through excellence in public service
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Comprehensive Plan
Classification: REGIONAL MIXED USE
The designation 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. The
majority of uses within these developments should be commercial, office, research and development and limited light
industrial uses. Auto-oriented, warehouse, and dominant industrial employment uses should generally be discouraged.
Residential uses should be developed in conjunction with non-residential uses. Urban or Traditional Neighborhood design
standards are suggested.
Surrounding Land Uses and Development
Pike View Dr
Watkins Centre Pkwy
Shoppes at
Westchester
Midlothian Tpk
Westchester
Commons
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PLANNING
Staff Contact: Tyler Walter(804-318-8893) waltert@chesterfield.gov
Zoning History
Case Number Request
•Rezoning to General Industrial (I-2) with conditional use planned
development to permit ordinance exceptions. A development (known as
Watkins Centre) containing a mix of office, industrial and commercial uses
was proposed based upon a tract plan.
Tract C (32 acres) was conditioned to provide a transition west from the
06SN0191current Westchester Commons development, located at Midlothian
ApprovedTurnpike and Route 288, to the proposed industrial/office uses extending
(2/2006) towards Huguenot Springs Road. Permitted uses included C-2, with the
westernmost 10 acres limited to O-2 use plus a hotel.
Other limitations in Tract C included development design, commercial
densities and size of individual commercial uses to integrate and
compliment neighboring uses and avoid typical strip commercial
development.
Conditional use to permit a freestanding computer-controlled electronic sign
13SN0540
Approvedin an Industrial (I-2) district
(9/2013)
Integrated into a project identification sign for The Shoppes at Westchester
Proposal
An automobile repair use (instant oil change) is proposed. Existing conditions of Case 06SN0191
limit uses in this portion of Tract C to those permitted in the Neighborhood Business (C-2) District.
The Zoning Ordinance identifies motor vehicle repair as a restricted use in the Community
Business (C-3) District. One (1) such restriction precludes the location of this use within a
shopping center. The applicant is requesting an amendment of this 2006 zoning approval to
include automobile repair as a permitted use in Tract C, as well as a conditional use to permit this
use within a shopping center (The Shoppes at Westchester).With approval of this request, other
types of automobile repair, exclusive of body, major engine and transmission repair, would also
be permitted in addition to those uses permitted by Case 06SN0191.
Location Within Shopping Center
The ordinance restriction to preclude the location of automobile repair use within a
shopping centerresulted from concerns that the storage of vehicles awaiting repair would
occupy parking spaces required by, and most convenient to, tenants of the shopping center
and their patrons. Conditional use approval permits an assessment of each proposed motor
vehicle repair use relative to its accommodation with the shopping center facility. The
applicant proposes the repair facility on an outparcel within The Shoppes at Westchester.
Parking requirements would be satisfied within this outparcel, thereby not impacting
parking provisions for patrons of neighboring center uses.
Use, Area Development and the Comprehensive Plan
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With approval of this request, uses permitted by right or with restrictions in a Neighborhood
Business (C-2)District would be retained. An additional permitted use would include
automobile repair, exclusive of body, major engine and transmission repair. All other
development standards, to include design, densities, and size of individual commercial uses,
would continue to be regulated by conditions of Case 06SN0191, and as proffered herein.
The site’s location at a gateway into both The Shoppes at Westchester and the neighboring
Westchester Commons, presents challenges in fully mitigating the visual impacts associated
with this repair use. Further, the Comprehensive Plan suggests this area is appropriate for a
regional mix of uses, to include highly concentrated corporate office, commercial, light
industrial/research and development, and higher density residential uses. The Plan
generally discourages auto-oriented uses within this designation. The automobile repair use
proposed with this amendment is not consistent with the Plan recommendations. For these
reasons, staff is unable to support this request.
The following chart provides an overview of proffered conditions offeredby the applicant, as well
as conditionsrecommended by staff, to assist in mitigating the impact of the use on area properties:
General Overview
Requirements Details
Automobile repair, excluding body, major engine & transmission, in
addition to C-2 uses. Precludes conveniencestore use, with or without
Uses
gasoline sales
Proffered Condition 1
General layout of building and parking; building oriented diagonally
Conceptual Plan
towards intersection to reduce visibility of service bay doors
Proffered Condition 2.a, Exhibit A
Compatible with proffered elevations to compliment exiting Shoppes
Conceptual Elevations
at Westchester
Proffered Condition 2.b, Exhibit B
Landscape plan along road frontages (Midlothian Turnpike and
Conceptual Landscape
Watkins Center Parkway) designed to reduce visibility of service bay
Plan
doors and provide visual interest at project access
Proffered Condition 2.c, Exhibit C
Repair activities andmaterial storage inside building
Indoor Repair
Condition 1
Screening of storage areas for vehicles awaiting repair
Storage Yards
Condition 2
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FIRE AND EMERGENCY MEDICAL SERVICES
Staff Contact: Anthony Batten (804-717-6167) battena@chesterfield.gov
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.
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
UTILITIES
Staff Contact: Matt Rembold (804-706-7616) remboldm@chesterfield.gov
The subject property is located within the mandatory water and wastewater connection areas
for new non-residential structures. The applicant has proffered use of public water and
wastewater (condition #1). Public water and wastewater mains were extended to this parcel by
previous developments. The Utilities Department anticipates minimal impact from this request.
COUNTY TRANSPORTATION
Staff Contact: Steve Adams (804-751-4461) adamss@chesterfield.gov
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe(804-674-2560) jonathan.phillippe@vdot.virginia.gov
SCHOOLS
Staff Contact: Atonja Allen (804-318-8740) atonja_allen@ccpsnet.net
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
This request will not impact these facilities.
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CASE HISTORY
Applicant Submittals
02/01/19 Application submitted
02/01,4/11, Proffered conditions submitted
4/30, &
5/1/2019
Planning Commission
6/18/19 Citizen Comments:
One citizen spoke in opposition to the request, noting automotive sales and
repair uses within shopping centers not enhance these developments.
Mr. Jones noted the property has interior access through The Shoppes at
Westchester. The proposed business functions as destination; is located in an
area absent of this service; and provides elevated landscaping and
architecture.
Action –APPROVAL SUBJECT TO CONDITIONS AND ACCEPTANCE OF THE
PROFFERED CONDITIONS IN ATTACHMENTS1AND 2.
Motion: Jones Second: Stariha
AYES: Freye, Jones, Sloan, Stariha
ABSENT: Jackson
The Board of Supervisors on Wednesday, July 24, 2019, beginning at 6:00 p.m., will
consider this request.
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ATTACHMENT 1
CONDITIONS
Note: The following conditions are recommended by the Planning Commission and staff.
1.Except for minimal repairs necessary to allow a vehicle to be moved into the service area,
repair activities and storage of new or replaced repair materials shall occur inside a
building. (P)
2.Storage yards for unattended vehicles awaiting repair shall be screened from view of
adjacent property and external roads. (P)
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ATTACHMENT 2
PROFFERED CONDITIONS
May 1, 2019
Note: Staff recommends acceptance of the following proffered conditions, as offered by the
applicant.
With the approval of this request, Item I.C of the Textual Statement, dated February 17, 2006, of
Case 06SN0191 shall be amended as outlined below. All other conditions of Case 06SN0191 shall
remain in force and effect.
1.Uses. Uses on Tax ID 715-711-8015 shall be limited to those uses permitted by right or
with restrictions in the Neighborhood Business (C-2) District plus automobile repair,
excluding body, major engine or transmission repair. A convenience store with or without
gasoline sales shall not be permitted.
The applicant hereby offers the following conditions:
2.Plan and Elevations. Automobile repair shall be subject to the following requirements:
a.Conceptual Plan. Development of the Property shall generally conform to the
Conceptual Site Plan (Exhibit A), dated January 11, 2019, with respect to the
general layout of the building and parking areas. Adjustments to the Conceptual
Plan may be approved at the time of site plan review, provided such adjustments
substantially retain the relationship between the building, parking areas,
vehicular bay orientation and setbacks.
b.Conceptual Elevations. The architectural treatment of the development shall be
compatible with the existing buildings in Shoppes at Westchester and generally
as shown in the Exterior Elevations (Exhibit B), prepared by CESO, Inc. and dated
April 11, 2019.
c.Conceptual Landscape Plan. The landscaping of the Property shall generally
conform to the Conceptual Landscape Plan (Exhibit C), last revised April 30, 2019,
with respect to the general layout of plantings in relation to the building, parking
areas, and minimization of the vehicular bays. Adjustments to the Conceptual
Landscape Plan may be approved at the time of site plan review, provided such
adjustments substantially retain the relationship between the plantings,
building, vehicular bays and parking areas.
3.Utilities. Public water and wastewater systems shall be used.
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ATTACHMENT 3
EXHIBIT A – CONCEPTUAL PLAN
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ATTACHMENT 4
EXHIBIT B – EXTERIOR ELEVATIONS
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ATTACHMENT 5
EXHIBIT C – CONCEPTUAL LANDSCAPE PLAN
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ATTACHMENT 6
APPROVED CONDITIONS – CASE 06SN0191
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ATTACHMENT 7
APPROVED TEXTUAL STATEMENT – CASE 06SN0191
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ATTACHMENT 8
APPROVED ZONING PLAN – CASE 06SN0191
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