Board reapproves revised Costco plan and fuel station at Oak Springs; residents warn about traffic and lighting

The South Strabane Township Board of Supervisors voted 5-0 to reapprove a revised land development plan for a Costco warehouse club with an attached fuel station at 301 Oak Springs Road.

John Wright, an engineer with LSSE representing 7970 Associates, told the board the most recent revisions moved the building about 9 feet closer to the Home Depot parcel and rotated the fuel area to improve truck egress. He said the developer has submitted an updated NPDES package to the conservation district related to the site changes and expects final permitting steps to follow. "Phase one demolition is near completion," Wright said, and he said takeover of the property by the occupant is anticipated in August with a formal handover in September.

Jeff Ushida, vice president of real estate for Costco, described operational details intended to reduce queuing at the pumps, including a red/green availability indicator at each pump lane. "That indicator indicates when a pump is available," Ushida said, describing it as a standard used at other Costco fueling facilities.

Township review engineer Mr. Stevens told the board his office conducted an independent review and that a key outstanding concern — whether the proposed rain-garden-style BMP had an emergency spillway — had been addressed. "The pond has been re‑designed to add an emergency spillway which now complies with your ordinance," he said, and recommended reapproval subject to final comment resolution.

During public comment, resident Judy Panasci said she supports the township's economic development but urged attention to safety and visual impacts. "Their gas stations tend to become a hot mess," Panasci said, citing concern about long vehicle queues, nearby residential traffic on Locust Avenue and light pollution from large signage. Another resident asked whether the plan would include freestanding signs; Wright and Ushida said signage will be building-mounted only and that a zoning variance for signage had been obtained at the zoning hearing board.

The board approved the revised land development 5-0 after confirming the remaining technical comments were addressed. The developer and its contractors will proceed to secure building permits and begin construction activity under the township's approved plan and the conservation district's NPDES review. The township's next steps include final plan recording, issuance of any necessary developer agreements and monitoring of required landscaping and stormwater work.