SRC Wants Location Discussions with Circle K

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The DMD prefers the entrance on the left be closed and traffic enter the station by the drive on the right.

Photo by Jay Thompson

(posted Dec 8)


The Board of Zoning Appeals 3-1 vote placed Circle K in a holding pattern for 30 days to give the Speedway Redevelopment Commission and Circle K a chance to discuss possible alternate sites to its current location at 2450 High School Road. BZA member Jeremy Gooch voted against the delay, saying that the future unknowns were costing Circle K money now. Circle K should find out its fate at the January 2 meeting.

What started out as a simple setback variance request turned into a half hour discussion on the gas station and store and how that site will fit in to the yet to be determined master plan for redevelopment area two.

Circle K plans to demolish the existing store, pumps and car wash to build a new convenient store and fuel islands. The new construction cost is $1.5 million to $2 million. Circle K also plans to close the current store that was the Big Foot to reduce operating costs. The building will be placed for sale with a restriction not to sell gas.  The company is requesting the required 20 foot setbacks be reduced to 10 feet in order to maximize the use of the triangular shaped property. The new site will require adding a detention pond.

SRC President Scott Harris opposed the plan based on the uncertainty of the master plan for that area which will guide future development. He also noted that the intersection of 25th and High School Road is rated a D or F intersection and that part of the redevelopment process will make that area more user friendly for traffic flow. The BZA's delay was based on Harris' urgency to meet with Circle K to "see if we can maybe potentially find or facilitate a different location within that area."

Insight Engineering President Don Fisher, who appeared at the hearing for Circle K, said he really had no authority to consider moving to a different location. He noted that Circle K must have scouted the area and determined its current location is acceptable. Fisher noted that "my jaw pretty much hit the floor" when he first heard delays could be up to eight months while waiting for the master plan to be developed.

BZA Chairman Charlie Powell assured Fisher that "they've (the SRC) normally got their ducks in a row and they have  a better possible location in mind."

BZA member Mike Simson was concerned about the future design of 465 and I-74 that will move traffic to the southwest and how that would affect Circle K's plans.

Fisher said INDOT had not contacted Circle K about any acquisition of the property. He said the company is anxious to get started as it is "limping along" operating two Circle Ks within a few hundred feet of each other. Circle K entered the Indianapolis market by purchasing Big Foot and then Circle K took over the Shell Gas stations in the same market. Circle K is now remodeling some stores with the agreement to sell Shell Gas.

Resident Herbert Howard voiced concerned about the loud microphones that are used to communicate with customers. Howard lives east of High School Road between the two gas stations.

Fisher said he did not have information about volume control, but the new facility would be open 24 hours  and would not use a kiosk or transaction window.

BZA member Ernest Williams said the microphone's volume is a legitimate concern by surrounding neighbors. "I don't think people should have to listen to that", but the BZA did not make a stipulation to control the outdoor noise.

Department of Metropolitan Development Staff Senior Planner Ryan Hunt said the DMD supported the variance but wanted modifications to close one entrance and rely on the entrance that leads to El Rodeo. Hunt said that too many road cuts exist in the area and are creating traffic hazards.

Fisher objected to the request, saying that no easement existed so the adjacent owner could close the access off at anytime. He also indicated that route would make it impossible for tankers negotiate around the fuel island and would force the trucks to back in from High School Road.

Gooch said that he respected DMD's concern to reduce the number of curb cuts, but the request is not logical if it causes gasoline tankers to back into the station from High School Road. He considered that a bigger traffic hazard than maintaining the current numerous road cuts. He contended that most drivers live in the area are familiar with the deficiencies that are created with the multiple road cuts.

Powell proposed moving the road cut north to expand the entrance with El Rodeo's to make it at least a three car width.