HANCOCK COUNTY — Developers want to bring two travel centers to the area near the Mt. Comfort Road interchange with Interstate 70.
Officials granted measures requested for one, but more discussion remains over its proposed signage. Planning authorities do not support the proposal for the other, prompting the developer to adjust its plans before seeking final approval from the Hancock County Commissioners.
Here’s a summary of the two proposals
RaceTrac Petroleum, Inc.
Atlanta-based RaceTrac Petroleum is pursuing its travel center on 8.4 acres on the east side of Mt. Comfort Road north of I-70 and south of Wendy’s. It would be just northeast of the Pilot Travel Center across the road.
Russell Brown, a lawyer representing RaceTrac, told the Hancock County Board of Zoning Appeals late last month that the development would include a convenience store of about 8,100 square feet, separate canopies for diesel and unleaded fuel, a truck scale and truck parking lot with 39 spaces. It would not have showers for drivers.
Under the land’s zoning designation, a travel center is allowed, but only by a special exception granted by the county’s board of zoning appeals. The board granted that exception, as well as five variances from county standards RaceTrac says it needs to make the project work.
“We have taken great care to try to conform with the zoning code when feasible,” Brown said.
On the special exception to allow a travel center, zoning board members Dee Carmichael, Byron Holden and Merle McRoberts voted in favor while Michael Long and Renee Oldham voted against.
When BZA members vote on special exceptions and variances, they complete ballots answering yes or no to several statements regarding the request to determine whether it’s worthy of diverging from county standards. If they answer “no” to any statement, it’s a vote to deny.
Holden told the Daily Reporter that he went down the list and didn’t have any reason to answer “no” on any of them. He and Carmichael said it’s important to set aside personal opinions and interpret the statements objectively.
Oldham’s ballot reflects disagreement with the notion that the travel center’s visual impression and environment would be consistent with the existing environment, among other issues.
“We’re spending a lot of money and time on that corridor, and are travel centers what we want to be as an introduction into that corridor?” she said during the meeting.
Oldham also said she has stopped at RaceTrac travel centers on road trips and acknowledged they are nice.
“It’s very much of an upgrade compared to a multitude of travel centers, but it’s still a travel center,” she said.
RaceTrac’s variances include reducing the required facade window area; allowing striping on pavement for pedestrian walkways instead of alternative materials; allowing outdoor seating rather than public spaces; waiving screening of merchandise (specifically for ice and propane); and reducing the size of landscape islands.
Along with the special exception, Holden, Carmichael and McRoberts also voted in favor of all the variances. All variance votes were unanimous except for the one for merchandise screening, which Oldham opposed; and landscape island size, which Oldham and Long opposed.
RaceTrac originally intended to seek a special exception for a pole sign and variance to exceed area and height for signage. Mike Dale, executive director of the Hancock County Area Plan Commission, does not support those requests and would’ve recommended to the zoning board not to approve them. RaceTrac learned of that opposition the day of the meeting and asked for another month to adapt its proposed signage, which the board granted.
While several pole signs have been erected along Mt. Comfort Road in the past and continue to tower there today, current county standards favor shorter monument signs with solid bases.
“There are several pole signs in the area, but I do believe that monument standard is a much better, more attractive sign that has a much higher-scale look to it,” Dale said.
He added pole signs aren’t needed as much to catch travelers’ eyes as they were in decades past, before smartphones and GPS-equipped vehicles told motorists exactly how to get somewhere.
“Aside from the signage, I’m comfortable; I feel that’s a good project,” Dale said.
The proposal drew no remonstrance from meeting attendees.
GDM, Inc.
Just days before the zoning board meeting, planning officials were less supportive of an idea for a travel plaza from GDM, Inc.
The company is also eyeing the east side of Mt. Comfort Road, just north of Wendy’s and the site for RaceTrac’s proposal. It’s looking to rezone 14.66 acres to a designation that would allow a travel plaza via a special exception from the zoning board.
Pat Rooney, a lawyer representing GDM, told plan commission members the front of the development would include a building for a convenience store, restaurants and general retail; and a building for a repair shop at the rear of the property.
“With the proximity to 70, we feel the travel plaza is the highest and best use of the subject property,” Rooney said.
But the plan commission voted unanimously for an unfavorable recommendation on the rezoning to the county commissioners. Holden, Long and Oldham also serve on the plan commission, as do Bill Bolander, Wendell Hester, Tom Nigh and Bill Spalding, who’s also a county commissioner.
Some members felt the proposal was not completely devoid of merit. Bolander said a travel center north of the interstate makes sense. Nigh said he agreed, especially with so many trucks heading to warehouses like Amazon’s and the one under construction for Walmart. Bolander also said the truck repair part of the development would employ skilled workers with higher wages.
Opposition won out in the end, however, fueled in part by concerns over the way the travel plaza would look. GDM’s presentation included a conceptual site plan but no building renderings. Officials also expressed concerns over public safety calls the development could draw. The county sheriff’s department has said all the development in the western part of the county is already stretching its capabilities.
Two residents who live near the site voiced their opposition at the meeting, and the proposal drew one email in opposition as well.
Dale said at the zoning board meeting that he backs the plan commission’s finding.
“I support that decision a lot because I don’t think we need three travel centers in the area, but I think the area can support two,” he said.
The county commissioners have 90 days from the plan commission’s recommendation to consider GDM’s rezoning request. If they do not take action, the plan commission’s unfavorable recommendation stands.
Dale told the Daily Reporter that it remains to be determined when GDM will go before the commissioners, as the firm has indicated it’s adjusting its proposal in light of the unfavorable recommendation. He said if the changes are significant, he’ll ask that GDM present again to the plan commission.
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RaceTrac Petroleum, Inc.
- East side of Mt. Comfort Road, north of I-70 and south of Wendy’s
- 8.4 acres
- 8,100-square foot convenience store
- Canopies for diesel and unleaded fueling
- Truck scale
- Truck parking lot with 39 spaces
GDM, Inc.
- East side of Mt. Comfort Road, north of Wendy’s
- 14.66 acres
- Building for convenience store, restaurants and general retail
- Repair shop
- Auto and truck canopies
- Truck scale
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