ZBA approves variances for 7‑Eleven/Speedway rebuild at East Wooster Street with expanded signs and lighting

The Zoning Board of Appeals approved a package of variances that will allow redevelopment of 1650 East Wooster Street by Speedway (now part of 7‑Eleven) to proceed with a new convenience store, fuel canopy and an expanded sign package.

Planning staff said the property is now zoned Interstate Commerce (IC) under the city’s updated zoning code, which sets a 60% maximum lot coverage (Table 13), outdoor‑lighting limits under canopies of 5 foot‑candles (Table 27, §150.81), and sign rules (Table 28, §150.84). The applicant sought variances to allow 76% lot coverage, canopy lighting with an average of about 35.86 foot‑candles and peaks to roughly 43 foot‑candles under the fuel canopy, and a total sign area of 550 square feet (the code limit is 336 square feet) along with seven wall/canopy signs where the code allows three.

City staff provided a chronology: Speedway initially pursued redevelopment beginning in 2019; it later acquired an adjacent BP site and consolidated parcels. Prior sign variances were granted in 2020 for an earlier design. The project was delayed following Speedway’s acquisition by 7‑Eleven; the site plan was revised and required a new traffic impact study after roadway changes to East Wooster were implemented. Staff noted that the existing site is legal nonconforming with impervious coverage exceeding the current code and said the current proposal would reduce impervious area by about 5,300 square feet compared with existing conditions. Staff also reported no phone calls or letters from neighbors and that public‑notice requirements were met.

Laura Trendler of McBride/Bridal Clarion, speaking for 7‑Eleven/Speedway, said the revised project proposes a 4,800‑square‑foot convenience store, canopy over six double‑sided dispensers, new landscaping and consolidated driveways. Trendler told the board the lighting levels under the canopy are proposed at higher levels for safety and customer comfort and that photometric plans show compliance with maximum foot‑candle limits at the property lines. “7 Eleven’s main concern here is that the extra light levels will allow the workers in the convenience store clear visibility to the gas pumps and vice versa,” she said.

On signage, Trendler and staff said a large portion of the proposed total sign area is due to two preexisting, legal nonconforming pylon signs (approximately 120 and 200 square feet) that would remain; the proposed wall and canopy signs are modest relative to the building, they said. Staff noted past variances for the site dating to the 1980s and 1990s and provided earlier approvals as precedent.

Board members discussed the three types of variances together and weighed aesthetics, the site’s history of variances and the reduction in impervious area. Several members said the proposed wall and canopy signage was modest at the scale shown in renderings, and the city electrical division had reviewed the lighting plan and compared canopy levels to similar stations (Circle K) in the city. After discussion, the board voted to approve the variances as a package; roll call votes were recorded as unanimous among members present.

The board’s approval allows the applicant to continue with final plan submittal and building permits; staff advised the applicant to return with complete site plans for administrative review and permitting. The developer indicated a target start of construction in 2026.