MOUNT VERNON — Mount Vernon’s Board of Zoning Appeals granted three variances on Wednesday that allow Englefield Oil Co. to revitalize an aging fuel station at 814 Coshocton Ave.
A plan to redevelop the BP station at Coshocton Avenue and Verndale Drive would replace the existing building with a new store, relocate fuel pumps, and eliminate a curb cut.
The proposal shifts the fuel pumps to parallel Verndale Drive and eliminates the corner curb cut on Coshocton. It moves the new store to the eastern side of the property.
John Gordon, vice president of construction at Englefield, said the changes will improve traffic flow and aesthetics.
“Our goal is to build a new store at Coshocton Avenue. … I’m here tonight to request three variances to accomplish this goal,” Gordon said.
The variances involve canopy setback, building setback, and screening requirements.
Variances due to irregular lot size
Development Services Manager Lacie Blankenhorn said city code requires a 100-foot buffer between a canopy and property zoned residential. The proposed canopy would sit roughly 35 feet from the shared property line — farther than the existing diesel pump.
The city requested that Gordon allow 24 feet of clearance between the entrance drive and the parking spaces. That pushes the new building slightly into the 20-foot setback at one corner. Gordon said only a small portion of the structure encroaches due to the angled lot line.
“The screening variance is because now the code calls for, in addition to a fence, you also have to have landscaping, and I don’t believe there’s room for landscaping,” Blankenhorn said.
Gordon said he is working with the neighboring property owner, Lenny Snell, to install landscaping on the adjacent parcel instead.
Snell supports the project, saying the redevelopment will improve the corridor’s appearance and that he is working with Gordon on screening.
“The whole look of the whole corner is just going to be completely updated. So I’m OK with it,” Snell said.
“I’m glad to see that it’s being updated. I think the project will go well, and our agreement of how it’s going to be is I’ll work with him, and it’ll be fine.”
BZA approves variances
Gordon said BZA approval of the variances also enables him to enclose the dumpsters.
“That sounds like an overall general improvement of that corner,” BZA Chair Michael Percy said of Englefield’s proposal.
“It sounds like a much improved situation, especially removing that extra curb cut and making Verndale a smaller area with which you can drop in.”
No one opposed the variances. City officials received no written or verbal communication about the proposal.
Board members unanimously approved all three.
Gordon expects to demolish the current store this fall with a tentative opening date for the new station in late spring 2027.
