Re-Store'N Station

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Site of Re-Store'N Station. Photo by Tim Dodson, Charlottesville Tomorrow.

Restore'N Station is a controversial gas station in Crozet at the intersection of Rockfish Gap Turnpike and Freetown Lane. [1]

Crozet rezoning

On November 3, 2010, the Board of Supervisors approved a 3,000 square foot two-story commercial building, ending months of controversy about the project[2].

The original site plan for the proposed store was for a 5,750 square foot two-story commercial building on about four acres. The first floor would accommodate the gas station and convenience store, with a second story office. Because the zoning on the property is highway commercial, the development could proceed despite being outside the county's growth area. The site plan was later reduced to 4,750 square feet[3].

However, County regulations require a special use permit because the station initially intended to use slightly more than 400 gallons of water per acre per day. The property formerly had access to public water, but that right was lost when a previous structure was torn down to make way for the station[4]. Jo Higgins, representing the developer, appealed this to the Albemarle County Board of Zoning Appeals on June 1, 2010 but was denied on a 4-0 vote[3].

Staff recommended approval of the permit, as long as a flow-monitoring device was installed to keep the gas station from drawing down more than allowed. However, the Planning Commission denied the permit in June 2010. They did so after neighbors expressed concern their wells would be in danger due to overuse.

In response, Jo Higgins sent a letter to Ron Higgins that stated a special device would be installed to ensure that the store used no more than 400 gallons a day. This initially satisfied Chief of Zoning Ron Higgins[5], but he changed his mind nine days later and issued a new determination that indicates the gas station would need a special use permit to go forward[6].

On October 13, 2010, the Board of Supervisors asked Higgins to submit a new proposal depicting a structure with no larger than a 3,000 square-foot footprint. The station also cannot have more than 10 fuel nozzles, and it won't be permitted to be open more than 16 hours a day[7].

Opening and then sale

The station opened in the summer of 2014 as Mulberry Station Crozet and then was promptly put on the market. [1]

Proposed expansion

In December 2015, Jeffries II, LLC filed a request to amend of the store's special use permit in order to expand the Restore N' Station building. The proposed addition included a coffee, donut and sandwich drive thru window, an auto retail business and repair shop, and office space on the second floor. In June 2016, the Albemarle County Planning Commission voted 6-0 against the expansion, citing concerns that the store would exceed its water-usage limit of 1,625 gallons per day.[8] In September 2016, the Board of Supervisors was split 3-3 on whether to approve the amendment. [9] The board voted to defer its decision to an October meeting. On October 12, the board unanimously rejected the amendments to the gas station's special-use permit, halting the proposed expansion. [10]

In 2017 the owner returned to the county with a request to amend the conditions of the special use permit to allow for the store to open 20 hours a day and to operate the fuel pumps 24 hours a day for motorists with credit cards. The Planning Commission recommended denial on a 3-2 vote on December 5, 2017. [11]


Coordinates:Erioll world.svg.png 38°02′57″N 78°42′47″W / 38.049164°N 78.712932°W / 38.049164; -78.712932


  1. 1.0 1.1 Web. Controversial Crozet Gas Station For Sale Months After Opening, Rachel Ryan, Charlottesville Newsplex, October 14, 2014, retrieved October 15, 2014.
  2. Web. Smaller Re-Store 'N Station wins approval, BRANDON SHULLEETA, Daily Progress, Lee Enterprises, November 4, 2010, retrieved November 5, 2010.
  3. 3.0 3.1 Web. BZA Rejects Appeals Over ReStoreN Station, Crozet Gazette, June 3, 2010, retrieved September 28, 2010.
  4. Web. Planning Commission opposes water permit for Crozet gas station proposal, Bridget Lynn, Charlottesville Tomorrow, June 10, 2010, retrieved September 28, 2010.
  5. Web. Official Determination, Ronald L. Higgins, Chief of Zoning, Restore-N-Station - Revised Proposal to Limit Water Use, Albemarle County, August 19, 2010, retrieved September 28, 2010.
  6. Web. Official determination, Ronald L. Higgins, Chief of Zoning, Restore-N-Station - Revised Proposal to Limit Water Use, Albemarle County, August 27, 2010, retrieved September 28, 2010.
  7. Web. After outcry, large gas station proposal gets smaller, BRANDON SHULLEETA, Daily Progress, Lee Enterprises, October 14, 2010, retrieved October 15, 2010.
  8. Web. Planning Commission Rejects Expansion of Restore’N Station, Crozet Gazette, July 8, 2016, retrieved September 14, 2016.
  9. Web. Supervisors Divided on Re-Store ‘N Station Expansion, Charlottesville Tomorrow, Sept. 15, 2016, retrieved Oct. 10, 2016.
  10. Web. Supervisors reject expanded Crozet Re-Store ’N Station, Charlottesville Tomorrow, Oct. 12, 2016, retrieved Oct. 13, 2016.
  11. Web. Panel recommends denial of 24-hour fuel pumps at Crozet station, Sean Tubbs, Charlottesville Tomorrow, December 7, 2017, retrieved December 13, 2017.

External links


Re-Store'N Station: 3D visualizations of the Crozet station by Charlottesville Tomorrow.
Click any image for more information.