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Board approves BP‑branded convenience store with fuel canopy after hours, lighting and permit conditions
Summary
After hours of testimony from neighbors about well contamination, traffic and fire access, the LaPorte County Board of Zoning Appeals approved a variance for a BP‑branded convenience store and four‑pump fuel canopy at 7089 West 400 North, imposing hours and follow‑up plan requirements.
The LaPorte County Board of Zoning Appeals on May 19 approved a variance that will allow a BP‑branded convenience store with a four‑pump canopy and eight fueling positions at 7089 West 400 North in Cool Spring Township.
Developer Ross Brown of Integrated Construction Solutions and civil engineer Adam McAlpine told the board the site — a vacant 4,700‑square‑foot shell building — would require about $3 million in investment and produce roughly $40,000 a year in new tax revenue. Brown cited an independent environmental impact study and safety measures, and said the nearest private well is roughly 200 feet from the planned underground tanks. "Based on the analysis conducted ... the proposed gas station development is not expected to result in significant adverse environmental impacts to the surrounding area," Brown said.
Neighbors urged the board to reject the application. Edward Lake, who said he lives at 7241 West 400 North, warned the board the gas station "poses serious health risk to the residents in this area" and urged protection of private well water, citing the state leaking underground storage tank program and examples of long‑lasting groundwater contamination. Other remonstrators, including Rick Bradford and Donna Hagenau, raised concerns about traffic congestion near the volunteer fire station, nighttime lighting affecting a baby‑drop box at the firehouse, and emergency access delays.
Board members questioned the applicants about lighting, stormwater, septic replacement and ingress/egress. McAlpine said stormwater would be routed east into a detention pond and that the canopy lighting would be recessed and designed so that light levels fall to zero at property lines. He also said the existing septic system would be replaced and sized per the Indiana State Department of Health for the new use.
The board approved the use with conditions requiring the applicant to operate within restricted hours, supply additional signage and lighting plans to the building commissioner's office, and coordinate stormwater management with the county MS4 coordinator. The board recorded a 3–2 vote in favor.
The applicant and county staff were instructed to return with finalized signage and photometric plans and to work with emergency services on access and any site‑specific mitigation. The storeowners also agreed to consider additional landscaping and placement of CCTV to avoid interfering with the baby‑drop box at the volunteer fire station.
The board’s approval does not remove the need for building permits, environmental reviews where required, or any state permitting related to fuel tanks; the project must meet all state and federal requirements before construction begins.
