Planning Commission approves final site plan for On the Go gas station at 6631 Nieman Road

The Shawnee Planning Commission on Feb. 3 approved a final site plan for the On the Go gas station and retail building at 6631 Nieman Road, including reduced buffers and a reduced south building setback, subject to staff-recommended conditions.

Staff planner Lauren Grasshoft told the commission the proposal is for a single-story 6,250-square-foot building with a 3,500-square-foot convenience store, a 2,750-square-foot retail tenant space, four dual-sided gasoline pumps, and two covered electric vehicle charging stations (eight EV bays). The site spans two parcels and was previously granted a special use permit for fuel pumps in December 2023; the final plat was placed on the consent agenda and the commission was reviewing the final site plan.

The plan includes a new five-foot sidewalk along the south property line, 32 standard parking spaces (two accessible), and 34 spaces required overall (gas pumps and EV bays counted as parking for zoning calculations). Because a 40-foot sanitary sewer easement pushed development to the southern edge of the parcel, the applicant requested two deviations: (1) reduction of the 50-foot special-use buffer for the canopy to no less than 33 feet from the north property line and (2) a reduction of a south side yard setback for the building to 4 feet where the code allows 0 or 10 feet if a setback is provided. Staff noted building and fire codes permit the proposed reduced building setback.

Landscaping, lighting and circulation were discussed. The applicant requested a deviation from the code requirement that at least 6% of interior parking area be landscaped; the current plan provides approximately 4% because canopy and maneuvering needs limit island area. A photometric plan showed 0 foot-candle levels at most property lines, but the plan exceeds the 0.5 foot-candle limit along the south property line; staff’s recommended conditions require compliance with lighting limits unless the commission grants a deviation. The site includes two dry stormwater detention basins; staff and the engineer said those basins are sized so the developed site will not increase runoff beyond current conditions.

Commander Richard Sobek of American Legion Post 327 spoke for the adjacent property owner and asked that the proposed six-foot privacy fence run the entire length of the north property line; he also asked about fuel tank locations (staff confirmed they are under the canopy) and expressed concern about deliveries and large vehicles using the site to turn around. Staff and the applicant said fire-truck and semi-truck maneuvering diagrams were provided and showed required vehicles could enter and exit the single proposed driveway at the northwest corner of the site. Staff said additional access management or future special-use permit reviews could address problems if they arise.

Commissioners raised concerns about the single ingress/egress and the landscaping reduction but said they were satisfied with staff responses about maneuverability and the unique site constraints caused by the sewer easement. Commissioner Hollick moved approval of FSP25-01, Commissioner Hansen seconded, and the motion passed without recorded opposition.

The final site plan was approved subject to the five conditions in the staff report, including compliance with lighting limits (or return for deviation), verification of fence alignment with the American Legion’s property, and standard construction and utility conditions. The applicant and staff indicated the special use permit for gas pumps will come up for its annual review by the governing body on Feb. 24.