MANSFIELD — A proposed Buc-ee’s Travel Center at the I-71/Ohio 39 interchange took another step forward Tuesday afternoon.
The city Planning Commission voted 5-1 to approve a conditional use permit for the sprawling 70,000-square foot facility, as well as a variance that would allow Buc-ee’s to erect a 100-foot sign near the interstate on the southwest side of the property.
Mansfield architect Matthew Stanfield cost the lone dissenting vote, saying he was not comfortable granting the permit without a completed site plan for the project, specifically the “green buffer” that would be constructed around the facility.
“We’re being asked to approve the site plan as presented. It doesn’t address all the conditions of approval. At what point are we going to get the rest of the conditions?” Stanfield asked during the commission discussion.
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.
Officials have said the development would result in additional revenue in terms of income, sales and property taxes that would benefit the city, county and townships.
Mansfield City Council, which approved May 19 annexing the land needed for the development, is scheduled to consider a development plan on June 2. Local lawmakers also approved zoning the 100 newly annexed acres as B-2 general business district.
That plan between Mayor Jodie Perry’s administration and the Texas-based company would help pay the way for the massive road and other infrastructure projects the new center would require.
The vote came after an hour-long meeting with Buc-ee’s project coordinator Angela Janik, a session that also included questions and concerns from residents who live and farm near the proposed 35-acre project.
Janik, in response to Stanfield’s questions, said the company would use its “enhanced green buffer” it has recently developed to shield nearby properties.
(Below is a PDF showing the city administration’s review of the Buc-ee’s request for a conditional use permit and also a 100-foot sign.)
According to the design, the development will include three roundabouts, including one each near the northbound and southbound exits from the interstate on Ohio 39 and a third at the entrance to the development.
According to administration’s review:
“Ingress and egress will be handled by a roundabout over 600’ east of the I-71 Offramp. Parcel area is over 35 acres, well above the needed 20,000 sf. Underground tanks are located near the center of the front yard, over 750’ from any property line/residential area. There is no auto repair and they do not allow truck traffic other than deliveries of gas and items for the store. The 125’ tall sign is typical for Buc-ee’s along Interstate Highways for visibility both directions.”
Under the city zoning code 1167.06c, to qualify for a conditionally permitted use as a gas station with underground fuel tanks, the development must:
— have points of ingress and egress no less than seventy-five feet from a street intersection, measured from the street right-of-way lines or from adjacent residential districts.
— have a minimum lot area of 20,000 square feet arranged that ample space is available for motor vehicles which are required to wait.
— have underground storage tanks located not less than fifty feet from any residential or multi-family district or from the lot line of any adjacent residential or multifamily development.
— have vehicles stored outside the city right of way.
— all buildings and vehicle storage areas screened from adjacent residential uses by an obscuring fence or greenbelt.
During the meeting, Safety Safety Service Director Keith Porch, a commission member, asked Janik if the 100-foot sign could be positioned far enough away that it would not impact railroad tracks near the property if it fell.
Janik said it would be far enough away from the tracks that it would not be an issue.
‘We like to actually be known as a family-friendly travel center’
During her presentation, Janik said Buc-ee’s is not a truck stop. In fact, tractor-trailer rigs are prohibited from the facility.
“I’m sure that most of you are aware of that. We get confused with gas stations, convenience stores. We like to actually be known as a family-friendly travel center,” she said.
She said the company likes to work with local vendors at its locations.
“About six months prior to the store opening, our marketing team would come and try to seek out any kind of vendors that are interested in participating … communicating with them on making sure that they can keep up with the supply and demand. Certain, examples of that would be artwork, candles, honey, things of that sort,” Janik said.
She said 90 percent of Buc-ee’s customers come from 20 miles or farther away from the store and that 65 to 68 percent come from more than 100 miles away.
“We do like the locals that come, but most of our guests are outside of your town. They’re coming in, they’re spending their money (locally),” Janik said.
She said a Buc-ee’s travel center will have between 175 to 225 full-time workers at any one time, in addition to part-time employees. She said an average travel center will sell about 18 million gallons of gas annually and will represent a $50 million capital investment in a community.
Nearby residents again raises questions and concerns
Nick Stadelman of 1566 Lucas Road, whose farm is just east of the proposed center, again raised questions about the proposal. Specifically, he questioned how he would move his farm equipment onto Ohio 39 near the roundabout that enters the travel center.
“I’m going to start by, by saying if any one of you were faced with what our family’s being faced with put next door to us, you guys would have questions and concerns with it, as well,” said Stadelman, who has attended and spoken at every public meeting on the project.
“A lot of concerns with traffic, with what we’ve been asked of our driveway, the impacts that it’s going to have on our farm,” he said. “Since they’re going to make it more difficult for our business access, what can they do to ameliorate this fact?”
He asked what would happen with traffic on Ohio 39 during the construction process.
“Is it going to be closed down?” Stadelman asked.
Perry said the city will not control the road construction.
“It’s really kind of governed by ODOT. So I can’t say exactly what will be open and closed and how long,” she said, volunteering to pass Stadelman’s concerns to ODOT officials.
“Even if this were to all pass here (Tuesday) and it goes to council next week, there’s a long ways between when a shovel hits the ground,” the mayor said.
“There’s a lot of steps through the other agencies that still need to happen,” she said.
Rick Christ of 1588 Lucas Road again raised questions about potential environmental impacts from the development.
Richland County Commissioner Tony Vero was in the audience and Christ asked him why commissioners opposed a proposed data center in Franklin Township, but supported the planned Buc-ee’s.
“The data center was a significantly larger footprint. We’re talking about hundreds and hundreds and hundreds of acres (in Franklin Township),” Vero said.
“I think you saw through our decision with the wind and solar prohibitions, that we try to look at these on a case-by-case basis. In this instance, we are talking about 35.5 acres that have been for sale by a private landowner that doesn’t take up the same footprint and resources as a data center,” Vero said.
“This is 180-degrees distinguishable from a data center. It doesn’t take up the resources. It doesn’t take up the footprint. It brings in significantly more jobs. It brings in significantly more tax revenue.
“As of now, to my understanding, there will be no asks from the schools to forego tax money. And there are appropriate mechanisms in place to pay for the infrastructure. That is the exact opposite of what was happening with the data center,” Vero said.
“Overwhelmingly, the support from the community, all of Richland County, has been very positive of this project. Whereas, the Franklin Township data center, it was pretty clear that no one, or at least the overwhelming majority of people we spoke with, were in favor,” he said.
“So they’re distinguishable. I know that doesn’t make it easy for you who lives next to it. If I was in your shoes, I would have a lot of concerns,” Vero said.
Perry said the city and company would continue to meet and speak with local residents with concerns about the development.
She reminded residents of the next step coming to City Council on June 1.
“We’ll be at council and that will be to discuss the development agreement, which does get into a couple of the questions that you have asked about how things are getting paid for and things like that.
“So we’ll have a little bit more information there and I’m happy to on the backside continue to facilitate discussion as is needed or wanted so just please reach out to me, OK?” the mayor said.
