Commission postpones variance for buffer and separation at proposed gas station on Washington Road after public concern about traffic and access

The Columbia County Planning Commission on May 15 voted to postpone action on a variance request for a proposed gas‑station and convenience‑store development at 3900 Washington Road, citing outstanding site design issues and public concerns about traffic and neighborhood access.

Planning staff presented the variance application, explaining that the property is zoned C‑2 (general commercial) but shares lot lines with adjacent single‑family residences. Staff said the application sought relief from Section 90‑139 (commercial‑to‑residential buffer requirements) and Section 90‑147 (additional separation requirements, including a 100‑foot separation for structures associated with gas stations). The existing site contains a vacant Walgreens building and an aging privacy fence; staff said decades‑old conditions left required buffers incomplete.

A representative for Parker’s Kitchen, Daniel Ben Israel, real‑estate development manager, told the commission the company had worked with staff and agreed to install an opaque fence, evergreen plantings, relocate the dumpster and generators away from the residential lot lines, and submit a photometric plan to limit light spillover. He said the developer had reduced parking and would consider reducing the store footprint and canopy size to create more buffer space. “We would consider reducing the store size and relocating some of those spaces,” Ben Israel said, and added the company would consider measures to keep truck traffic off the neighborhood access road.

Several nearby residents spoke in opposition, citing congestion at the Washington Road/Bobby Jones corridor and the potential for customers and trucks to use a rear access that leads directly into local neighborhoods. Kimberly Yachts, 3914 Casa Rosa Avenue, said the neighborhood already experiences heavy cut‑through traffic and added, “When we get to a Parker’s Kitchen, that's a huge — the Walgreens traffic pales in comparison to what that's gonna be.” Erin Thompson of Spring Lakes Drive said the corridor is already congested and that additional gas‑station traffic could worsen the situation.

Staff and the applicant discussed options with the commission, including proceeding with a recommendation as currently drafted, postponing to allow the applicant to refine site layout and parking, or sending the application forward so the Board of Commissioners could review it with any outstanding details. Commissioners ultimately voted to postpone the variance to the June 5 meeting to allow time for further revisions and staff review; the chair recorded the motion as carried. The postponement was made after public comment and additional staff discussion about parking counts, lighting, canopy/fuel positions and whether limiting truck access via a height restriction or other condition could be implemented.