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HomeMy WebLinkAboutVA199600014 Review Comments 1996-11-06 4.4 STAFF PERSON. Marcia Joseph PUBLIC HEARING November 6, 1996 STAFF REPORT - VA 96-14 REHEARING OWNER/APPLICANT: Samuel and Janet Joseph TAX MAP/PARCEL: 61/122A ZONING: C-1 Commercial, EC Entrance Corridor ACREAGE: Approximately 27,000 Square Feet LOCATION: Located on the east side of Route 29N, at the intersection of Route 29N and Route 631, Rio Road. REQUEST: The applicant requests a rehearing to discuss. 1) The proposal to construct a one-half canopy, and 2) Other canopy variance applications that had been reviewed in the past Staff has examined the files and reexamined the proposed variance and offers the following observations ONE-HALF CANOPY The reduction in the canopy size and the reduction in the amount of asphalt on the site would make the site more in character with the sites along this section of Route 29N The landscaping present along the frontage of Fashion Square and the office building at the north west corner of Rio and Route 29N could continue along the frontage of this site if the size of the canopy is reduced and a landscaped area installed between the Route 29N highway and the canopy The canopy placed on the site at Shadwell (VA-93-35) and on the site at the Rock Store (VA-93-34) each cover one pump. Because this item will require review from the Architectural Review Board, it is likely that a style of canopy that reflects the existing architecture will be required PAST CANOPY VARIANCES There were two canopy variance requests that were approved in 1993 The staff reports indicated that for these requests, staff could support the request. In VA-93-35 (Shadwell) staff stated that 1) There was an economic hardship based on the information that the pump island already exists on the site, and that the canopy would protect and serve the public and existing equipment 2) The configuration of the property was a hardship not shared by other properties in the same general zoning district, because of the triangular size and the two roads that border it. 3) The canopy would not be of substantial detriment to the adjacent property. The applicant is prepared to move the existing pump 3' to 4' from the right of way for safer access. The existing building is sited 23' from the right-of way. This differs from the current variance request because. 1) The gas pumps are being replaced at this time Therefore, the placement of the pumps, number of pumps and their location can be moved, reduced, and realigned to provide more space for a green buffer at this time 2) Although the property is small and bordered by two roads it is not triangular in shape. It also currently has more front yard area existing than the Shadwell site. 3) The canopy request for the Shadwell site was substantially smaller. The impact on the site would be less. The site in question is a prominent site adjacent to Fashion Square which is heavily landscaped. Staff has not changed the opinion that this proposal will change the character of this area In VA-93-34 Rock Store staff indicated support of the request for the reasons that follow: 1) There was an economic hardship based on the information that the pump island already exists on the site, and that the canopy would protect and serve the public and existing equipment. 2) The site suffered constraints because of its shape and because it was surrounded by two road frontages 3) The canopy would not be of substantial detriment to the area The pump and the store already exist on the site This differs from the current request because. 1) The gas pumps are being replaced at this time. Therefore, the placement of the pumps, number of pumps and their location can be moved, reduced, and realigned to provide more space for a green buffer at this time. 2) Although the property is small and bordered by two roads it does not have the length of frontage along the road in common with the Rock Store site; its shape is different The Rock Store site is bounded by a RA Rural Area district, which • requires a 50' yard to the rear of the property. The site in question is bounded by Commercial district zoning where no yard is required. It also currently has more front yard area existing than the Rock Store site. 3) The canopy request for the Rock Store site was substantially smaller. The impact on that site would be less. The site in question is a prominent site adjacent to Fashion Square which is heavily landscaped. Staff has not changed the opinion that this proposal will change the character of this area. Therefore, staff stands by the original recommendation to deny this case for cause.