Planning Commission approves Barbat Troy fueling‑center and convenience store with design conditions

The Troy Planning Commission approved a special use and preliminary site plan for a proposed vehicle‑fueling, convenience store and carry‑out restaurant at the southeast corner of Crooks Road and South Boulevard (the Barbat Troy fueling station). The decision came after the applicant revised elevations, added landscaping and agreed to several conditions requested by staff and commissioners.

Why it matters: The corner is a high‑visibility, highly traveled node and the project replaces an underused parcel with a commercial node that the applicant says will serve both northbound and southbound traffic. Commissioners and neighbors asked detailed questions about canopy design, pedestrian circulation, truck turning movements, hours and the visual treatment of blank building walls facing South Boulevard.

What was proposed and what changed: The applicant submitted a site plan for a single‑story convenience store at the hard corner with the fuel canopy behind the building, a covered patio and a one‑way circulation lane around the retail bay. The project includes 51 parking spaces and a planned network of up to 16 EV charging spaces (developer said initial implementation will include fast chargers and the site infrastructure will support future expansion). Planning staff noted the applicant added architectural detail to the South Boulevard and Crooks elevations, added shrubs and trees to soften the patio, provided a fuel‑truck turning template and said the applicant agreed to build the restaurant and fueling operations concurrently.

Key planning discussion: Commissioners and staff focused on the following technical and design issues during a detailed exchange: - Truck circulation and fueling delivery: the engineer provided a 50‑foot tanker simulation showing access via an existing shared cross‑access drive; staff and the applicant said the drive aisles exceed minimum widths and the applicant said fuel deliveries are limited in frequency and can be managed operationally. - Canopy and signage: staff recommended avoiding large branded graphics on the canopy face and instead using a metal or brick canopy face that matches the building materials; the applicant said canopy signage is typically required by brand standards but agreed to provide a 3‑D model of canopy and building context for final review. - Visual treatment of blank walls: commissioners pressed for additional articulation or landscape screening along the South Boulevard façade. The applicant agreed to shift trees and add landscape lighting and to consider a band or additional material detail to break up the long masonry wall. - Hours and operations: the applicant indicated the fueling and convenience store operations are intended to be 24/7; the applicant also agreed that the restaurant tenant and the convenience/fuel facilities will open concurrently and that grab‑and‑go food options will be available outside restaurant hours.

Planning staff recommended approval with a short set of items to finalize (canopy design, 3‑D model, confirmation that fueling and restaurant open simultaneously, mechanical screening, and lighting cut sheets). Commissioner Lambert moved the motion to approve subject to conditions and design refinements; the motion included relocating the bike rack closer to South Boulevard and requiring planning staff review of final design details. Motion seconded by Mister Hudson.

Outcome: The commission approved the special use and preliminary site plan. The vote was 8 in favor and 1 opposed (Mister Fox). Key conditions include staff review and approval of final canopy design, mechanical screening, lighting controls to limit spill at property edges, and a requirement that the restaurant and fueling store open concurrently.

What’s next: Planning staff will work with the applicant to finalize the canopy elevations, 3‑D context model and the final site plan details for administrative review prior to permits. Engineering will complete final turning analyses and utility review before building permits are issued.

Speakers who appeared in the meeting record are listed below. Ending: The commission approved the special use and preliminary site plan with conditions; final design details will be reviewed administratively by city staff.