91SN0313
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Beeember-i~,-i991-€P6
January 22) 1992 BS
REQUEST ANALYSIS
AND
RECOMMENDATION
91SN0313
Bassett and Company
Midlothian Magisterial District
North line of Midlothian Turnpike
and south line of Robious Road
REQUEST: Amerulment to a previously granted zoning (Case 89SN0328) to permi t
Community Business (C-3) uses within 150 feet of the ultimate right of
way of Robious Road. Specifically, the applicant wishes to delete
Condition 4 of Case 89SN0328.
PROPOSED LAND USE:
The property is currently developed as a shopping center. Condition 4
of Case 89SN0328 restricts uses located within 150 feet of the
ultimate right of way of Robious Road to Neighborhood Business (C-2)
uses. The applicant seeks amendment to Case 89SN0328 to delete this
condition, thereby permitting C-3 uses within 150 feet of the ulttmate
right of way of Robious Road.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL.
STAFF RECOMMENDATION
Recommend approval for the following reasons:
A. The proposed amendment conforms to the Northern Area Land Use and
Transportation Plan, which designates the request property and
surrounding area for general commercial use.
B. At the time of the original zoning, there was concern that more
intense uses along Robious Road would adversely impact residential
land uses to the north. The property has now been redeveloped as a
shopping center with orientation toward Route 60 and buffers along
Robious Road. Given the manner in which the site has been developed,
C-) uses within 150 feet of Robious Road should have minimal impact on
residential development to the north.
C.a Exist ing zonings and land uses, west of the request property along
Robious Road, provide an appropriate transition of land use intensity
and ensure that commercial development will not encroach further west
into a stable single family residential neighborhood.
GENERAL INFORMATION
Location:
North line of Midlothian Turnpike, across from Pocono Drive, and south line
of Robious Road, west of Old Bon Air Road. Tax Map 17-11 (1) Parcel 30
(Sheet 8).
Existing Zoning:
C-3
Size:
4.6 acres
Existing Land Use:
Commercial
Adiacent Zoning & Land Use:
North - R-7 and OJ Single family residential or vacant
South - B-1 and B-3; Commercial
East - B-2; Commercial
West - M-l with Conditional Use Planned Development; Industrial
PUBLIC FACILITIES
Utilities:
Water:
The public water system is available and its use is required by
Ordinance.
Sewerage:
The public wastewater system is available and its use may be required
by Ordinance (Chapter 20, Article III, Section 20-63, and Article XI,
Section 20-195).
Draina~e and Erosion:
The amendment will have no impact upon these facilities.
Fire Service:
Bon Air Fire Station, Company 114. County water flows and fire hydrants
must be provided far fire protection purposes in compliance with nationally
recognized standards (i.e., National Fire Protection Association and
Insurance Services Office).
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The proposed zoning and land uses will not generate additional need for
fire protection services.
Transportation:
In conjunction with the development of existing site improvements, right of
way was dedicated and mi tigating road improvements were provided along
Robious Road.
LAND USE
General Plan:
Lies within the boundaries of the Northern Area Land Use and Transportation.
Plan, which designates the property for general commercial uses.
Area Development Trends:
Development along this portion of Midlothian Turnpike is characterized by a
mix of commercial zoning and land uses. Development along the south line
of Robious Road, west of Old Bon Air Road. is characterized by a mix of
office, commercial and light industrial zonings and land uses transitioning
to residential zonings and land uses. Development along the north line of
Robious Road, west of Old Bon Air Road, is characterized by a mix of office
and residential zonings and land uses.
Zoning History:
On September 27, 1989, the Board of Supervisors, upon a favorable
recommendation by the Planning Conunission, approved rezoning from Office
Business (0), Community Business (B-2) and General Business (B-3) to
Conununity Business (C-3) - on the request property and accepted proffered
conditions relative to access, road improvements, right of way dedication,
uses and setbacks (Case. 89SN0328). In particular, Condition 4 of Case
89SN0328 restricted uses located within 150 feet of Robious Road to
Neighborhood Business (C-2) uses. The uses were restricted to minimize the
impact on adjacent residential uses to the north and to provide some
assurance that more intense commercial development would not occur to the
west along Robious Road.
Site Design:
The property has been redeveloped as a. shopp ing center wi th access to
Midlothian 'furnpike and Robious Road. The site has been designed with
primary orientation toward the Midlothian Turnpike Corridor, away from the
residential areas to the north. In addition, a landscaped buffer area has
been provided along Robious Road.
Conclusions:
The proposed amendment conforms to the Northern Area Land Use and
Transportation Plan, which designates the request property and surrounding
area for general commercial use, and is representative of development
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91SN0313/PC/JAN22M
trends along these portions of the Route 60 and Robious Road Corridors.
Further, existing area zonings and land uses along Robious Road west of the
request property, provide an appropriate transition of land use intensity
and ensure that connnercial development will not encroach westward. In
addition, since the approval of the original zoning and acceptance of the
proffered condition, the site has been redeveloped with its primary
orientation toward Midlothian Turnpike, away from the residential land uses
to the north. Given the final site design, coupled with the landscaped
area along Robious Road, more intense uses within 150 feet of Robious Road
should not adversely impact residential uses to the north or establish a
precedent for more intense commercial uses to the west along Robious Road.
Therefore, approval of this amendment is recommended a
CASE HISTORY
Planning Commission Meeting (12/17/91):
The applicant accepted the recommendation.
present.
There was no opposition
On motion of Mrs. Bo is ineau, seconded by Mr. Belcher, the Commiss ion
recommended approval of this request.
AYES: Unan imous .
The Board of Supervisors on Wednesday, January 22, 1992, beginning at 7:00 p.m.,
will take under consideration this r~questa
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LAW omcr~
RUDY. EV ^N~ & MIKULA
OLlVEQ D. QUDY
JAME~ E. N AN&
NED M. MIKULA
January 22, 1992
P. O. BOX 21 00 58
COGBfLL L^\V BUILDING
Cl1Eo TEQflELD COUQTtlOUoE
CHE& TEQflELD. VlRCINI^ 23832
TELEPH 0 NE 804-748.3600
TELECOPIEQ 804~ 748-4671
Ms. Beverly Rogers
Chesterfield County Planning Department
P.O. Box 40
Chesterfield, Virginia 23832
RE: Zoning Case No. 91SN0313
Dear Beverly:
In connection with the above zoning case, the Applicant
makes the fa llowing pro~fer: . __ .._~_ __. _ . ____ .__.
In the event that four businesses and/or civic associations
located within a one-fourth (1/4) mile radius of the site
file bona fide complaints regarding any indoor recreation
use with the County police department concerning separate
specific instances of loitering and/or any other activity
that may have a detrimental impact upon the community, the
applicant shall provide a certified on-site police officer
during the hours of concern until such complaints are
resolved.
or
In the event that four businesses and/or C1V~C associations
located within a one-fourth (1/4) mile radius of the site
file bona fide complaints regarding any indoor recreation
use with the County police department concerning separate
specific instances of loitering and/or any other activity
that may have a detrimental impact upon the community, the
applicant shall provide a certified security guard-during
the hours of concern u~til such complaints are resolved.
/v~r1 tru~ y{)urs
cLX~Ad~ ~
Oliver D. Rudy
OOR: j r