Officials and residents hear initial presentations on proposed Sheetz station

by Dan Holland

Feb. 10 Growth, Planning and Zoning, Feb. 12 Planning Commission meetings

City officials and residents were presented with plans for a proposed 6,000 square-foot, 12-pump Sheetz fueling station and convenience store, to include a drive thru window, at 8085 Broadview Rd., on the site of a shuttered Rite Aid store. Sheetz operates more than 750 company-owned locations nationwide.

Plans include the consolidation of the former Rite Aid lot and two smaller lots bordering the site to the north. A lease agreement for the parcels is in place between Sheetz and Peter Kraus of RITEOH LLC. 

According to Ellen Selle, representing Sheetz, a traffic study on the intersection performed by GPD Group of Akron was submitted to the city earlier. The site, which would be open 24/7, would include one driveway each along Broadview Road and Wallings Road.

“The demographics of this area were something that we felt like was very attractive to our business model and that we would be able to adequately serve,” said Owen Wolf on behalf of Sheetz. “This is currently a large geographic hole in our ability to serve and in our footprint across Northeast Ohio. So, this has been a market that we’re eagerly anticipating finding a site, and we are excited about the opportunity we have.”

Although the proposed project would not require any zoning variances, conditional use approvals would be required for Sheetz to have fuel islands and a drive-thru window.

Members of the GPZ Committee, which includes councilpersons Joe Price, Jennifer Mahnic and Tom Pavlica, asked the applicant about specifics of the plan. Concerns regarding the location, increased traffic, competition with existing businesses, noise and safety factors were voiced by members of the committee and residents.

“Just so you know, that’s going to be a very tall hurdle to get through,” said Mahnic. “Even if you can, it would be great somewhere else. I don’t know if you’ve looked at other locations, or if other possibilities are obtainable for your company.”

“I’ve received many, many emails from residents that are concerned about light pollution, noise pollution, and one building over from where you’re proposing this building is residential property,” added Pavlica. 

Price asked Wolf if Sheetz had considered any other locations in the city. Wolf indicated that the company has considered properties along State Route 82 over the past ten years.

“We have to have land where either it’s available for purchase or available for lease,” Wolf explained. “So that’s really what it’s come down to for the site to fit our criteria – to be on the hard corner of a traffic signal with a certain volume of average daily traffic that is existing; that’s the nature of our business …  There’s been no available alternatives that suit our parameters and criteria.”

Selle noted that, according to the traffic study, the site averages 1,700 vehicles during peak a.m. hours and approximately 3,000 during peak p.m. hours. “That’s just existing, and the analysis that they’ve performed, that meets ODOT specifications and requirements, adds 3% of vehicles to that intersection in the morning and 2% of vehicles to that intersection in the evening p.m. peak hour,” she said.

“My concern is that you’re taking a shoe horn in making this site fit, because it’s far too small for the type of business model that I’ve seen Sheetz build in the past,” said Price. 

Price and Mahnic both expressed concerns over a new Sheetz drawing business away from established local businesses.

“I am concerned over what you’re going to do to those businesses that have been there for a long time; that have sponsored our baseball teams and promoted recreation in our community, that are invested with us. You’re going to push them out,” said Mahnic.

It was noted that a gas station once stood at the location.

“There used to be a gas station there; it was zoned C-1 before – not saying it was the exact same type of gas station,” said Building Official Joe Mandato. “This a convenience store and gas station as well. But it fits the C-1 zoning. All they need to do is get some conditional use approvals.”

“You’ve picked this site, and to the north of that, it’s saturated with gas stations,” Councilperson Glenn Goodwin told the applicants. “Why, in particular, would you bring this to compete head-to-head with five [gas stations] within a stone’s throw of this? This doesn’t make sense to me from a marketing standpoint, and yet alone.”

Goodwin added that his preference would be for the business to build near the I-77/State Route 82 interchange.

“We’ve referenced multiple locations where there are existing gas stations across the street,” Wolf responded. “And, if you look at across our footprint, we believe that we have a superior offering for any municipality that we’re in with our food and convenience as well as fuel offering. So, we welcome competition in that sense. Our goal is never to put anybody out of business or have them lose their livelihood.”

A number of residents during the Feb. 10 GPZ committee meeting and the Feb. 12 planning commission meeting expressed opposition to the project moving forward, citing concerns over the property being open 24/7, increased truck traffic due to construction and deliveries, vehicular and pedestrian safety, neighborhood safety, noise and light pollution and competition with existing local businesses.

“I don’t want to rush this,” said Planning Commission Chair Kenneth Emling during the Feb. 12 meeting. “I have my opinions about whether this is the right fit, and that goes to the conditional use part of it. It is zoned as C-1; whether or not we believe the fueling part of it and the drive-thru part of it are fit for that property is subject to approval by [the planning commission]. And then it would move forward for approval by other groups in the city.”

Emling expressed concerns with increased traffic volume and planned curb cuts at the site. He also cited concerns over the planned drive-thru window.Planning Commission members unanimously voted to table the matter until the submitted traffic study could be reviewed. 

Photo caption: More than two dozen residents attended a recent public hearing in opposition to a new Sheetz gas station being planned for Broadview Road. Photo by Dan Holland.