RICHMOND HILL – As most members of the public sat in the Richmond Hill council chambers Tuesday evening waiting for a vote regarding the proposed Bryan County Airport, discussion on a new Parker’s Kitchen took up most of the airtime instead.

At its April City Council Meeting, the Richmond Hill City Council debated a series of variance requests tied to a proposed Parker’s Kitchen convenience store at the corner of U.S. Highway 17 and Belfast Keller Road, ultimately approving the project while signaling a broader review of city development rules.

Brian Crooks, the city’s planning and zoning director, outlined multiple requests related to the Belfast Planned Unit Development (PUD), including a reduction in the required 500-foot buffer between fuel pumps and nearby residential areas, as well as an exception to the city’s Gateway Overlay District design standards.

These standards were put in place in August of 2025, designating the Ford Avenue Historic District and Gateway Overlay District to “recognize and protect the unique character and integrity of areas that embody significant elements of Richmond Hill’s history and/or to present a positive and welcoming image along key entry points to the community.”

These standards typically require gas station buildings to face the roadway, with fuel pumps positioned behind or to the side.

Based on these standards and the proposed Parker’s Kitchen not meeting other criteria for approval, Planning and Zoning staff recommended disapproval of the variance request. However, the Planning Commission disagreed, recommending approval.

“From staff’s perspective, it was the precedent that could be set with this,” Crooks said. “It could be granting privileges, it could be … having some type of negative impact on the corridor.”

Much of the discussion centered on the layout of the proposed site. Under the developer’s plan, fuel pumps would be placed at the front of the property, making them the focal point—an arrangement opposite of what the overlay district intends.

Daniel Ben-Yisrael, a real estate development manager with Parker’s Kitchen, said the proposed layout with the variance requests, prioritizes safety, visibility and ease of access for drivers.

“It’s a vehicular-oriented use,” Ben-Yisrael said. “Individuals are seeking first and foremost how to enter the site with their vehicle. This isn't a pedestrian-oriented corridor, nor is it a pedestrian-oriented use. We need to provide ease of access at our driveways, circulation throughout our site, and clear visibility to the areas at these vehicles are traveling to, which is why we prefer to have the store pushed back and the pumps in the front along with the travel aisles in the front of the store. That way people come in easily navigate throughout the site and make their way out.”

He said even if the site were redesigned to meet orientation requirements, it would still fall within 500 feet of residential uses, meaning the buffer variance would still be required. Without approval, he said, the store could not be built at that location.

Council members raised a range of concerns, including the potential impact on neighborhood character, stormwater drainage and whether approving the request would open the door for similar exceptions. The city has approved one other similar variance request – also for a gas station.

Councilman Kevin Bowes said it was in the city’s best interest to maintain unity in the Gateway Overlay District.

“That’s why we have these things in place,” he said. “To go back on it would be counterproductive.”

Councilman Steve Scholar, who supported the project, made a motion to approve the variance while also calling for a discussion on the ordinance itself during the city council’s April workshop.

“I was never a big fan of making a gas station put their pumps behind the building and I'd like to take a look at that,” Scholar said.

Others were more skeptical. Bryan Mann, a Richmond Hill resident, questioned, during public hearing, whether the project primarily served the community or the developer and warned against weakening established zoning rules.

“If you do it for one, you’re cracking the door—you’re going to do it for all,” Mann said.

Councilwoman Cindy Hatala raised questions about flooding risks, particularly given issues at a nearby former Parker’s Kitchen site along U.S. Highway 17. Crooks said stormwater management plans, including a proposed retention pond, would be part of the development process.

In the end, the council voted to approve the variance requests, allowing the project to move forward. Richmond Hill Mayor Kristi Cox broke the tie.

“I agree that we need to look at the UDO about the gas pumps being in the back, but I'm going to go ahead and approve this,” Cox said. “I feel like both roads that intersect right there are going to be four-lane roads, and I feel like this would be appropriate in that location.”

The agenda item concerning a potential Bryan County-Richmond Hill Airport was moved to the city council’s May meeting.