The Middlefield Village Planning and Zoning Commission approved the construction of a Circle K gas station and an oil change station, with contingencies, Feb. 10.
The Middlefield Village Planning and Zoning Commission approved the construction of a Circle K gas station and an oil change station, with contingencies, Feb. 10.
Both projects encountered obstacles at the commission’s January meeting.
Residents on Crestwood Drive opposed the Middlefield Express LLC oil change station at 15511 W. High St., across from Giant Eagle, at the Jan. 6 meeting, challenging the legality of the annexation and the 1999 rezoning of the 0.6-acre parcel at the north end of the street.
About 20 residents attended the January meeting, during which Mike Timas argued a deed restriction dates back to 1957, when a 10.5-acre parcel was subdivided into 16 lots of 0.75 acres, including the parcel in question.
The deed restriction limits all the lots to residential use, he said.
Village Solicitor Luke McConville said Feb. 10 he researched the annexation and rezoning.
“The annexation was done in accordance with the law,” he said, adding he located documents that show the county approved the annexation.
A public hearing was held and, despite an opposition petition signed by Crestwood Drive residents, the county planning commission approved it, McConville said.
He also found ordinances showing the village accepted the annexation, rezoned the parcel from residential to general commercial, and granted a variance without conditions to allow an automotive business, he said.
“The variance runs with the land, indefinitely, without conditions,” McConville said, noting the village could face legal action if the commission denies use of the land for which it is zoned.
The deed restriction is a private dispute between residents and property owner Middlefield Express LLC and must be settled in court, he said.
“A deed restriction, if enforceable, would trump zoning,” he said. “Ultimately, the court will decide the deed restriction issue.”
John Gerger, of Madison Village, owner of Middlefield Express LLC, answered residents’ questions last Tuesday about the property, which he purchased in 2023.
Gerger said the station will employ five to 10 employees, with three to four employees on site at a time. He agreed to redesign parking spaces to measure 10 feet by 20 feet.
Customers will remain in their vehicles in the two service bays while oil is drained into a 1,000-gallon holding tank in the basement, he said.
Homeowners adjacent to the station requested solid fencing between the station and their properties. Gerger agreed to install a 10-foot-high fence at the rear of the property, stepping down to 6 feet closer to West High Street.
He also agreed to plant arborvitae shrubs along the fence and limit Middlefield Express LLC hours to 9 a.m. to 5 p.m. Monday through Friday, 9 a.m. to 2 p.m. Saturdays and remain closed Sundays.
The commission voted unanimously to approve the project, with conditions.
“We’re going to be good neighbors,” Gerger said.
Circle K Approved
Circle K representatives presented plans Feb. 10 for a lot split of 8 acres at the southwest corner of Kinsman and Madison roads, carving out about 2.5 acres at the intersection to provide access to fuel pumps and the convenience store from both roads.
Zoning Inspector John Boksansky said the project will require the village engineer to sign off on the gas station design.
“They have a nice landscaping plan. Geauga County Soil and Water Conservation District approval is in process,” Boksansky said, adding Circle K reduced the height of its sign from 20 feet to 12 feet since the January meeting.
The plan also includes a hitching rail for Amish buggy parking.
Diesel fuel will be available, but the facility is not designed to accommodate tractor-trailer rigs, the commission was told.
The station is expected to open in late winter or early spring 2027.
Snow Removal Discussed
In other business, commission members discussed challenges with snow removal on cul-de-sac streets in the village.
“Everywhere we have cul-de-sacs, it is cumbersome to move snow — there’s no place to put it,” said commission member and Mayor Ben Garlich.
He recommended requiring new developments to dedicate a portion of land within each cul-de-sac that cannot be built upon and can be used for the plowed snow.
“I think it would be a perk for developers. It wouldn’t require a full lot,” Garlich said. “It would behoove us to make it more convenient for the village.”
He recommended adding the requirement to the village zoning code.
Village Administrator Leslie McCoy said the condition could also be added to the agreements with current developers.
