Planning Commission backs variances and conditional use for Parker’s station at U.S. Hwy 17 and Belfast Keller Road

The Richmond Hill Planning Commission on March 9 recommended approval of two variances and a conditional‑use permit to allow a Parker’s vehicle service station on a 3.73‑acre parcel at the corner of U.S. Hwy 17 and Belfast Keller Road.

Director Brian Crooks, director of planning and zoning, told the commission staff recommended denial of the first variance (Section 10.3.B.5.K.6 of the 2025 Belfast PUD), saying the applicant had not met the minimum criteria for staff approval. Crooks said staff similarly recommended denial of a second variance to the UDO Gateway Overlay (Section 11.5.J.2.b), warning that allowing pumps and canopies in front of the building could create an undesirable precedent for future gateway developments.

“Approval of this variance would set a precedence that would negatively impact future gateway overlay developments,” Crooks said, summarizing staff concerns.

Brian Clouser of Kimley‑Horn and Tiffany Jackson with Parkers represented the applicant. Jackson told the commission the standard Parker’s layout places pumps and canopies to maximize visibility and customer access and that some existing Parker’s sites that place pumps at the rear have experienced performance problems. She noted there was no homeowners association to contact and that residents within 350 feet would receive notice for the upcoming council hearing.

“Parker’s is a Vehicular‑Oriented business,” Jackson said, arguing the canopy placement drives brand recognition and customer decisions.

Commissioner Chris Raiford pressed for practical alternatives and asked, “Is there a pathway forward without changing the canopy placement?” Crooks and the applicant discussed possible reorientations and screening solutions, but Clouser said rotating the building or adding dual canopies would create logistical challenges for fuel trucks and for locating utilities and equipment.

Despite staff’s recommendation of denial on both variance requests, the commission voted unanimously to recommend approval of the variances. Commissioner Lavetris Singleton moved and Commissioner Charles Blanks seconded the motion on the first variance; Commissioner Raiford moved to recommend approval of the Gateway Overlay variance and asked for future discussion on whether the overlay requirements should be modified.

The commission also recommended approval of the conditional‑use request to operate a vehicle service station on the parcel, with the condition that the variances be approved by the city council or that the applicant otherwise meet the overlay criteria or conditions required by staff. Commissioner Raiford moved for conditional‑use approval; Commissioner Blanks seconded and the motion carried unanimously.

The commission’s recommendations will be transmitted to the next council-level public hearing process noted in the meeting (staff referenced notification for the council meeting scheduled 4/7/26).