MANSFIELD — Andy Schall on Tuesday tried to assuage the concerns of residents opposed to a proposed Buc-ee’s Travel Center in Mansfield.
“If we don’t solve the traffic issue … I told the people in Huber Heights the same thing three years ago — it doesn’t matter how good the brisket is, if it’s a safety issue getting in and out,” Schall said during the meeting.
A civil engineer with the Kimley-Horn engineering and design firm, Schall spent most of his time listening to concerned residents during a packed city Planning Commission meeting in City Council chambers.
It was an hour-long discussion that featured several residents who spoke against the 35-acre development being built near the otherwise-undeveloped I-71/Ohio 39 interchange in an otherwise rural, quiet area.
The development could mean more than 200 new, full-time jobs in the city at a retail site that would encompass more than 70,000 square feet, a development that would result in additional revenue in terms of income, sales and property taxes that would benefit the city, county and townships.
The Texas-based Buc-ee’s contracted with Kimley-Horn to help engineer its new Huber Heights location. It’s working with the firm again in the land plan for a Mansfield site that would meet local requirements, as well as regulatory standards with the Ohio Department of Transportation, the Ohio EPA and the U.S. Army Corps of Engineers.
At the end, the Planning Commission voted 5-1 to recommend B-2 general business zoning for the 110 acres of land proposed for annexation into the city. William Salas cast the only dissenting vote.
Under the city’s zoning code, the purpose of a general business district is to “provide for more diversified business establishments which are not generally located adjacent to residential neighborhoods. The General Business District contains shopping areas which are community wide or regional in nature and should be served by State highways or at least four-lane streets.”
Planning engineer says community concerns will be addressed
After the meeting, Schall told Richland Source that Kimley-Horn and the Buc-ee’s team are working to make the project safe for local residents, visitors and others in terms of traffic and other environmental concerns.
“The community concerns are valid, but not unlike what we experienced (in Huber Heights where Buc-ee’s opened its first Ohio location on April 6). Just like down there, we will address them, and we will overcome them,” Schall said.
“Projects like Buc-ee’s or otherwise are like your kids,” Schall said. “You love them all, but each one has skill sets and the like that you try to encourage.
“Up here, the (Ohio) 39 corridor is a lot different than the main thoroughfare down in Huber Heights. It’s just managing the traffic, providing the number of lanes, providing the intuitive intersection points, in this case roundabouts, to convey traffic,” he said.
He said the company has “jurisdictional determination” from the U.S. Army Corps of Engineers and the Ohio EPA.
A jurisdictional determination is an official, site-specific document from the U.S. Army Corps of Engineers that verifies the presence, boundaries, and federal regulatory status (under the Clean Water Act) of wetlands and streams on a property.
“We’re in the process of working those permits in tandem with our off-site roadway improvements to get the appropriate (building) permits in place. As far as ODOT goes, we’re through the traffic study part, and we’re now onto putting the plans together to design those things the study said would be required,” Schall said.
“We’re excited to be a part of the team and excited to be a part of the opportunity to bring a quality brand like Buc-ee’s to Mansfield,” said Schall, a Columbus resident who said he brings his family to Snow Trails to ski several times each winter.
(Below are photos from the city of Mansfield Planning Commission meeting on Tuesday afternoon in City Council chambers. The story continues below the images.)
Latest step pushes development proposal to City Council on May 19
The Planning Commission’s recommendation is just the latest step in the process that began in March with a request from the property owner, Charles E. Ross, administrator of the Peter G. Ross Jr. estate, to have about 55 acres annexed into the city from Madison and Mifflin townships.
The other half of the land in question is owned by the State of Ohio as part of I-71.
The annexation has been approved by trustees in Madison and Mifflin townships, as well as the Richland County Board of Commissioners.
Mansfield City Council, which gave preliminary approval to the annexation on March 17, is scheduled to take a final vote on the annexation, the zoning and a development plan between Buc-ee’s and the city on May 19.
“Today is step one, but there’ll be a lot more to come with that,” Mayor Jodie Perry said Tuesday.
Schall said Kimley-Horn and Buc-ee’s representatives would be a part of that process.
“Step one is annexation and zoning in tandem. Nothing happens without that. So more to come. You’ll hear from Buc-ee’s folks directly. You’ll hear from myself and others on how we are addressing the community concerns.
“If we fail in any one of these aspects, Buc-ee’s isn’t as successful as they otherwise could be. So our charge on this site and every other site is to do the right thing in the right way every time,” Schall said.
Traffic, water contamination, flooding concerns expressed
The seven residents who spoke against the proposal on Tuesday represented farmers and residents in that area.
One after another, they came to the microphone to express concerns about increased traffic on nearby smaller roads not ready for the development , potential water pollution and flooding from the sprawling outlet, lowered property values and a general lower quality of life in their rural area.
Gwen Stadelman said her son, Nick, has a farm that would touch the border of the new Buc-ee’s.
“You have a lot of country roads out there that are already relatively small. My concern is for the actual safety, not only of my son driving very large farm equipment, (but) also that of the safety of the patrons of Buc-ee’s because he’s going to be driving clearly through all of this area,” Stadelman said.
“I can tell you on multiple occasions that the amount of traffic out there right now is very nil … it’s kind of quiet. I’m sure you have kind of looked up or checked into the amount of traffic that’s gonna come through with Buc-ee’s.
She described “a mother’s worst nightmare” when her son was rear-ended on Ohio 39 five years ago and suffered a broken bone in his back.
“I don’t want to see other people subjected to this, nor do I want to see patrons of Buc-ee’s subjected to any unsafe atmosphere, driving through thinking they’re going for a fun time. There are farmers that drive all over, not just including my son, but driving down Sites Road, driving down Mount Zion.
“These are all going to be cut-throughs that people are gonna utilize because they’re going to try to avoid the amount of traffic that’s coming off of I-71,” Stadelman said.
Lucas Road resident Laura Morris said she was also concerned after the influx of traffic.
“I have the same public safety traffic concerns, and I think that’s a concern for anyone when a new business goes in. It’s not that I’m so much opposed to growth and change, but that it just seems like a bad location.
“There are other (interstate) exits that have less residential properties, I believe. So that’s our concern. Our property will be devalued (due to) light, noise and air pollution.
“It affects many more people than just the one or two houses right there because, as (Stadelman’s) saying, the diverted traffic, the number of people that are going to be coming and going, and how it will affect Lucas, as well as people who are coming in and out of Mohican (State Park),” Morris said.
Jeffrey Willis, who lives on Wallace Road, told commission members he owns 22 acres near the site, three parcels that border the Rocky Fork.
“I moved here to farm. I have a family farm that’s been owned since the 50s. Many people out there are operating under the same premise of that’s very valuable farmland, some of the best in the state.
“There is a deep cultural heritage here in this county and especially headed that direction … strong FFA presence in Lucas. I’m just wondering how this is going to change that dynamic.
“My road, in particular, has already been named ‘Buc-ee’s Bypass.’ It’s barely big enough to get a centerline on.
“I don’t understand why we would be setting up something that interferes with something that’s so tied to our cultural heritage. I would implore the committee to look at the entire situation and think about the different corridors Mansfield has. That right now is an agricultural corridor, and this will change that dramatically,” Willis said.
Rick Christ, a Lucas Road resident, asked that the city and developers make public the site plan drawings and additional details on how the location will be developed.
“How will utilities be run? How will power (be supplied)? How will the sewer line be integrated? What about a pump station? I am requesting some extra information on engineering data,”said Christ, who also asked who would pay for needed infrastructure improvements — Buc-ee’s or local taxpayers.
“I’m trying to be proactive, not reactive,” he said.
Jim Huffman, also a Lucas Road resident, said he was aware that change is coming.
“My only concern, I mean, I love our dark, quiet Mayberry interchange out there. When I was a kid, there was no Interstate 71, so that entire field that goes all the way up to Sites Road was one big, beautiful, black dirt field.
“But I’m also aware change is coming. I believe with Buc-ee’s checkbook, they can make any site buildable. My concern is water (and stormwater retention),” he said.
“I don’t know if they’re going to plan to send it the other way into the Rocky Fork or run it back down. The only drainage for that land right now is a stream that runs down through there that goes to the Rocky Fork.
“My concern because my property is upstream from that and drains into it and it’s a very low, gradient all the way through there. I’m concerned that when Buc-ee’s 20 acres of concrete dumps two million gallons of water somewhere that it will interfere with my drainage and my ground is very sensitive to water drainage,” Huffman said.
“Let’s really hope that Buc-ee’s has good engineers because they’re going to have to do some careful planning on that. But I want you to hold your feet to the fire and make sure they do a good job,” Huffman said.
Nick Stadelman, a Lucas resident and farmer whose mother spoke earlier, agreed with earlier comments and brought up a new topic.
“We’ve been hearing through sources … we have friends in low places, if you will … within the Mansfield Police Department that that the guys are grumbling that they’re going to have to come out and cover this area, with some of the traffic safety concerns,” Stadelman said.
“They’re having a hard time keeping up with the calls in Mansfield alone, so that was a concern of ours with what (the city will do) to rectify that.
“With the good comes the bad. And then obviously, the water (flooding and potential contamination) concerns. We all as a community (have) brought that up with you guys,” he said.
Connie Henderson, a Mount Zion Road resident, said she has lived in her location for 41 years.
“This deeply impacts me. My heart is racing right now to hear all of this,” Henderson said, again raising concerns over flooding.
“The gentleman (Schall), with all due respect who said he’s been working with ODOT … every day when I go to work, I make a left turn onto (Ohio) 39 and that’s bad now. What is going to happen (when Buc-ee’s opens)?
“With all due respect (to Schall), but people who don’t live in that area don’t know. We travel (these roads) every day.
“This is going to provide jobs, but for me personally, it would really be nice if there was some other location besides this community,” she said.
