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GAM Holding Corporation 2. Area Description: A. Property: The subject property is 438' x 305' containing approximately 133,590 square feet and is located on the southwest corner of Flower and Seventeenth Streets. B. Surrounding Development: North: South: East: West: commercial single family residence and vacant property commercial and apartments church C. Street System: Seventeenth and Flower Streets are both planned arterial highways. D. Comparable Applications or Circumstances: VA 377 permitted construction of Market Basket on subject site. VA 66-106 permitted addition of a drug store (16,000 square feet) to Market Basket site (never constructed), E. Surrounding Zoning: See attached SDM. F. Present Use: Vacant Market Basket building totaling 26,960 square feet. 3. General Plan Compatibility: The adopted General Plan designates the area as a Special Study Corridor. 4. Evaluation of Proposal: The applicant proposes to construct a self-service gas station and a drive-up photo booth on an existing shopping center site. The primary uses (refur- bishment of existing facility and gas station), if considered separately, would not necessitate a variance application inasmuch as the location of the gas station is located in the C 1 District permitting gas station, and the refurbishment is not a modification of the original variance. However, the original variance considered the parcel in total and any modification thereto (addition of drive-up booth and gas station) requires the submittal of a new variance. The property as it presently exists with a vacant food market building and expansive parking area is beginning to deteriorate. The proposal would re- furbish the exterior of the building and add much needed landscaping along the perimeter of the property and interior parking area. With respect to the amount of parking existing versus that which is proposed (from 243 to 135), the total amount still exceeds that amount required for the uses (108 required). The applicant proposes to phase development of the property. Phase I would complete the realignment and landscaping of the parking area and perimeter landscaping along Seventeenth and the construction of the self-service gas station. Phase II would complete the proposal by refurbishing the existing building and realign and landscape the remainder of the parking area. Staff has reviewed this proposed phasing and cannot concur with the phasing develop- ment of this project. It is felt that all landscaping and parking area re- alignment and public improvements should be completed at one time. The development is proposed with a continuous theme with the existing building remaining as the primary use and, therefore, should be developed at one time rather than phasing the development. VA 75-53 Page 2