Board tables lighting variance for proposed Speedway/7‑Eleven at 1033 Lincoln Ave for revised plan

The Holland City Board of Appeals voted to table a lighting variance request for a proposed Speedway‑branded 7‑Eleven at 1033 Lincoln Avenue, asking the applicant to return with a revised plan at the board’s January meeting.

Civil engineer Mandy Goss, representing developer Rob Horton and the tenant operator, described an original submission that included canopy light levels higher than the city’s 15 foot‑candle maximum and said 7‑Eleven’s internal safety standards seek higher average levels under canopies. "Safety is such a big issue at gas stations and 15 feet candles under a canopy is not very bright," she told the board, noting corporate reviewers flagged low initial lighting during a final construction review. Ms. Goss said the team prepared a lower revised option that averages about 28 foot‑candles under the canopy (with maximums cited in the low‑to‑mid 30s) and that trees and setbacks along the rear lot line would mitigate spill to adjacent properties.

No members of the public spoke during the hearing. Board members and staff discussed ordinance history; staff noted the current light‑level maximum was adopted in 2021 and that existing brighter stations in town are nonconforming pre‑2021 builds. Several members questioned whether a corporate standard (7‑Eleven’s preferred 25–60 fc) constitutes an industry design standard and raised concerns about camera performance and uniformity with very bright hotspots. One member said the proposed revised plan had not been in the meeting packet and cautioned the board against approving a plan it had not reviewed.

After discussion, a motion to table the application to the January meeting so the board could review the revised lighting plan passed on roll call. The applicant said she would submit the revised PDF for the board’s packet and return in January.