Henrico Planning Commission endorses Sheetz next to Pine Grove subdivision

The Henrico Planning Commission Nov. 14 recommended approval for a proposed 24-hour Sheetz gas station and convenience store in the Brookland District, on the north side of West Broad between Pine Grove Drive and Hollybrook Avenue.

The recommendation was unusual because it overrode Henrico Planning Department staffers’ specific opposition to 24-hour operation, given the impact on surrounding residents and traffic patterns.

The proposal includes a 50-foot planted buffer along the north side, as well as a 6-foot fence. Two houses would be torn down along the north side of the property to create the buffer zone.

Directional lighting with shielding and security cameras would be located on the inside of that 50-foot buffer, but loudspeakers would not be allowed to broadcast sound past the property line. Vehicles would enter and exit through Pine Grove or Hollybrook, but not directly from Broad, and sidewalks would be installed along all three roads.

Dozens of area residents already had expressed concerns in community meetings, and many spoke in opposition at the commission meeting. They expressed the similar concerns to those animating opposition to the Sheetz that was approved on Staples Mill Road in December 2023. Among them: pedestrian safety issues associated with more cars moving through their neighborhood, traffic congestion, especially with tanker trucks visiting the site, and increased crime.

One resident suggested that this would draw more potential crimes of opportunity to the area at a time when Henrico Police have reduced their presence.

“We live in this nice little secluded community and we have homes that are affordable in our little community. This Sheetz is going to destroy everything that we love about living in Pine Grove,” said Steffanie Edens.

Residents especially focused criticism on the 24-hour operations and also suggested that a large shaded greenspace behind the convenience store would actually facilitate illegal activity.

One noted that there are 15 existing gas stations along West Broad between Glenside Drive and Gaskins Road and two other Sheetz within three miles of this site.

“My home is one of the places that is going to be torn down for this Sheetz. We do have multiple gas stations in this area. I don’t see the need for another one — to knock down people’s home and take away their livelihood,” said Brian Allen. “It’s disappointing.”

Andrew Condlin, speaking for the applicant, responded by saying that the site already is already zoned for a gas station operating from 6 a.m. to midnight and that there’s a convenience store next door and a gas station at the corner of West Broad and Skipwith, so the proposal was in line with existing plans for the area (though neither operates 24 hours)

“We can put this convenience store and gas station in by right,” he explained. “Because we’re asking for the additional hours, we thought it would be appropriate based on comments to obtain the property behind it to create the buffer itself.”

Condlin pointed out that the developer only would be required to erect a 6-foot fence, so the buffer represented a significant improvement offered by Sheetz. He argued that traffic only would enter the site and exit back onto West Broad and that the Henrico Board of Supervisors would have the right to revoke the 24-hour operations if residents complain.

Brookland Commissioner and Vice Chair Bob Witte remarked that, given several other Sheetz and Wawa facilities were operating 24 hours adjacent to residential areas, this was a better proposal than what was allowed by right.

“Regardless of who likes it, who doesn’t like it, somebody’s going to put something there and it’s going to be a convenience store more than likely,” Witte said. “It’s going to have gas pumps whether the 24 hours goes through and the additional conditions. The way I see it is, we take away all the extras to keep them closed for a few hours in the morning when most people are asleep or do we take control of this property and, with the conditions, protect the residences?”

He also suggested the residents could request speed bumps to protect themselves from through traffic.

The proposal will be heard by the Henrico Board of Supervisors at its Dec. 3 meeting.