Greenwood BZA approves Quick Trip fueling station, denies larger internal directional signs

The City of Greenwood Board of Zoning Appeals on April 13 approved a special exception and multiple variances requested by Quick Trip Corporation for a fueling station at a 3.68-acre site in the Interstate Commerce zoning district, but denied the company's request for larger internal directional signage.

The board voted unanimously (5-0) to grant the special exception to allow a Quick Trip fueling station in the Interstate Commerce district and to approve two of three variances: Variance 1, to construct 12 fueling stations (20 pumps), and Variance 3, to increase impervious lot coverage from 70% to 77%. The board denied Variance 2, the request to install four internal directional signs of 15 square feet each, citing staff concerns about sign size and consistency with neighboring properties.

Staff recommended approval of the special exception and the additional pumps, saying the proposed pump count was consistent with other stations the city had allowed, but recommended denial of the sign-area and impervious-coverage requests as submitted. Staff explained the city standard for internal directional signage is small — typically 6 square feet and no taller than 3 feet — and flagged possible inconsistency with adjacent sites if the applicant’s larger signs were allowed.

Russell Brown, representing the applicant, outlined the site's approval history and argued the current request reflects site-specific constraints: prior variances granted in 2022 lapsed when the applicant’s prior site-plan application was not completed, and private internal streets and sidewalks within the site's lot lines add roughly 11,000 square feet to the applicant’s impervious-surface calculation. Brown characterized that configuration as an atypical hardship not created by the current petitioner and said the proposed layout (16 auto pumps and 4 diesel pumps under separate canopies) would improve tanker and truck circulation and avoid off-site stacking. "In closing, I would ask you to support these positions tonight," Brown said.

Gwen Keene, who identified herself as Quick Trip’s project manager, said the company had analyzed expected volumes and circulation needs and that the pump and canopy configuration would allow safe movement for tanker trucks and customers. "We have done a lot of our homework…we can make sure that tankers and all of that can circulate on the lot," Keene said, and provided an address of record.

During board questioning, members focused on the impervious-surface calculations and how private streets and sidewalks were counted in the city's measurements, whether the applicant had already removed parking on parts of the site to reduce impervious area, and sign-size consistency with the adjacent Speedway station. One board member suggested a possible condition limiting sign size to match the adjacent Speedway if that site proved compliant; another cautioned against equating different sites without careful comparison.

After debate the board approved the special exception with three conditions read from the staff report (commercial building design standards; prohibition on parking/storing tractor-trailer rigs on the property; and prohibition on driver sleeping/lounge facilities), approved Variance 1 (12 fueling stations / 20 pumps) with no stated conditions, denied Variance 2 (directional signage at 15 sq ft), and approved Variance 3 (increase impervious coverage to 77%). The board also directed the corporation counsel to draft written findings of fact reflecting both BZA2026-004 and BZA2026-005 decisions. The chair said the board will take all final action in two weeks and that applicants need not be present for that step.

Votes at a glance: BZA2026-001, BZA2026-002, BZA2026-003 (adoption of written findings of fact) — each adopted (motions carried 5-0). BZA2026-004 (special exception for Quick Trip fueling station) — approved with conditions (5-0). BZA2026-005 (variances): Variance 1 (12 fueling stations / 20 pumps) — approved (5-0); Variance 2 (four internal directional signs at 15 sq ft) — denied (5-0); Variance 3 (impervious lot coverage increase to 77%) — approved (5-0). Written findings will be drafted for BZA2026-004 and BZA2026-005 for formalization at the next meeting.

The meeting concluded with the board directing staff to prepare written findings and a reminder that final action on the items will be recorded in two weeks. The meeting was then adjourned.