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Board grants Murphy Oil conditional‑use permit and canopy waiver at Hacks Cross/302 after heated traffic debate
Summary
After a four‑hour hearing and broad public opposition focused on traffic and safety, the board granted a conditional‑use permit and waived the canopy orientation rule so a Murphy Oil convenience store with fuel pumps can be built at Hacks Cross and Highway 302 (approved 4–3).
The Olive Branch Board of Aldermen approved a conditional‑use permit for a Murphy Oil convenience store with fuel pumps at the northwest corner of Hacks Cross and Highway 302, and granted the applicant’s waiver to allow the fuel canopy to face Hackscross Road rather than be tucked behind the building.
Staff (Dr. Song) opened the hearing by explaining that the Board of Zoning Adjustments previously denied the application and that the zoning ordinance adopted in December 2024 generally requires canopies to be located behind the building. The applicant asked the board to waive that design rule, citing circulation advantages, consistency with other nearby stations and feasibility of drive aisles.
Murphy’s attorney Lauren Ward and engineer Sam Gassid presented a traffic study showing most access points remain at acceptable levels of service after development. The study predicted only one of 40 analyzed access movements would fall from level C to D (a three‑second difference in delay at one drive). The applicant also supplied accident figures drawn from Olive Branch PD and a supplemental memo addressing the signalized intersection north on Hacks Cross.
Opponents — including neighbors and multiple residents — gave more than a dozen public comments emphasizing current congestion at the Walgreens/Hardee’s driveway and at the Hacks Cross/302 corridor. Speakers described frequent backups, personal crash experience and concerns that a high‑volume convenience store with fuel pumps would worsen left‑turn conflicts. Taylor Conklin, who lives in the area with a small child, said: “I feel like Hacks Crossroad simply has too many gas stations.”
Board members debated whether the traffic study justified a waiver and whether a right‑turn lane or other off‑site improvements should be required. Engineering staff said a right‑turn lane might help but could require costly utility relocations. The legal advisor reminded the board that the ordinance allows waivers when circulation or safety considerations justify them.
After deliberation the board moved to approve the conditional‑use permit and the waiver (motion carried 4–3 on roll call). The board also accepted the applicant’s withdrawal of a related variance request after the waiver was granted. The motion included the standard list of engineering, landscaping and timing conditions the Planning Commission recommended.
What this means: Murphy may proceed to civil plan submittal and permitting under the city’s conditions. The board’s approval includes access limits intended to concentrate higher‑conflict movements away from Hacks Cross and requires the developer to produce final civil plans that address any recommended mitigation (possible right‑turn lane, signage and pedestrian facilities).
