We want to make sure people downstream don’t have water problems. – Steve Gokorsch
The revamped proposal for a new Circle K gas station and convenience store on state Route 306 in Russell Township hit several obstacles during its second board of zoning appeals hearing Oct. 1.
Considering concerns voiced at the lengthy July 2 hearing, the site plan was redrawn within the L-shaped 1.83 acres northeast of the intersection of state routes 306 and 87, positioned around the township-owned parcel on the corner of less than an acre.
The previous plan showed the store facing west with gas pumps between it and Route 306 and a car wash in the parcel’s northeast corner.
In the site plan proposed Monday, the store was turned 180 degrees to face east, 100 feet off Route 306, and the six gas pumps and canopy are located about 40 feet east of the store front. The car wash had been removed.
John Iski, Circle K real estate development manager for the company’s Great Lakes division, said when he first met with the township 18 months ago, he was asked to put the canopy behind the store.
The plain rear wall facing Route 306 can be made more attractive with flow windows, he said.
“We tried to be creative,” he said, adding Circle K is flexible on the appearance of the wall.
Board Chairman Steve Gokorsch announced at the start of the second hearing the board had received a number of Circle K’s documents just prior to the meeting and had not had a chance to review and digest them. The company has applied for one conditional use and 15 variances for the project
“It’s a complicated issue,” Gokorsch said, adding the board would not be making a decision Monday.
The board met briefly in executive session with Geauga County Prosecutor Jim Flaiz regarding its authority to grant the requested conditional use permit. Flaiz sat in the audience, consisting of nearly two dozen residents, for the entire three-hour hearing. A court reporter recorded the meeting.
Chardon attorney David King represented Circle K, calling hydrologist Doug Hunter from Dublin to testify.
Hunter said the proposed facility should use about twice the amount of water used in the past for the four businesses the new store would replace — the existing Circle K store, the old bank building, the hair salon and the veterinarian’s office.
He estimated the proposed store would use 3,500 gallons per day from a new well, which would probably be less than 175 feet in depth. Hunter explained at length why the Berea Sandstone aquifer would not be affected significantly by the new well.
King called area Realtor and real estate broker Bryan Nichols to explain why one of the several parcels Circle K wants to use for the project has no valid use.
Nichols said he has tried to sell or lease the building containing the salon and office for years to no avail. He also verified the purchase agreement for the parcel from Circle K dated July 2017 is contingent on the zoning permits being granted.
David Paulitsch, owner of the former bank building on state Route 87, testified he is under contract to sell his parcel to Circle K and, although he has a tenant, he is losing money, between taxes and maintenance, on the outdated building.
Civil Engineer Robert Wellert, of Medina, explained why the juxtaposition of the store and pumps had been changed.
“The only way to make this layout work without acquiring the (township’s) corner was to flip it,” he said. “I’m not sure of the advantage of flipping it. It could be a disadvantage to the operators.”
Having two 40-foot-wide driveways instead of open parking lots along Route 306 and an entrance and exit drive on Route 87 would focus the traffic from those parcels and move the Circle K entrance on Route 306 farther away from the intersection, Wellert said.
The new proposal places the store 100 feet off Route 306 and the drawing shows the space to the west of the store to be unpaved.
“It’s rare to develop a gas station with that much green space,” he said.
The lighting will be aimed down and shielded from neighboring properties, which are commercial, and the landscaping plan can be adjusted to minimize light trespass issues, Wellert said.
Storm water management includes underground storage tanks under the northern driveway. The storage pipes are at least 42 inches in diameter to contain the storm water. The system includes filters to clean the runoff and a pump to discharge water to the ditch, he said, adding Circle K will spend about $20,000 to complete the retention system plans when the site study is done.
The concept meets county and state regulations, Wellert said.
“We want to make sure people downstream don’t have water problems,” Gokorsch said.
Wellert said a 6-inch curb surrounds the fuelling area, so water can’t escape the immediate area.
“Currently there is no curbing. I believe everything just sheet flows to people’s yards,” Wellert said. “I think this will be an improvement.”
A pollution prevention plan includes regular monitoring of the retention system and treatment equipment.
Just before 10 p.m., Gokorsch asked the board if it wanted to continue the hearing in November, considering they need time to absorb the changes in the proposal and Circle K representatives had agreed to provide additional information. The board voted unanimously to continue the hearing.
