Some residents have voiced concern about the new Sheetz project at 650 Graham Road and have asked city administration to provide answers to frequently asked questions. Based on those concerns we have prepared the following FAQ responses. Further inquiries may be submitted to: publiccomments@cityofcf.com and/or by calling: 330-971-8135.
- Why do we need a Sheetz at this location? This is not our decision to make. Sheetz does their own market research before selecting a location for their businesses and they are currently interested in this location. We contacted Sheetz to ask them to vet other locations but they feel this is their best option.
- Did the city encourage Sheetz to build there? No. We had no knowledge or involvement with Sheetz until they approached us.
- Has Sheetz already purchased the property? According to public county records, they have not. The property last sold in 1999 for $2,375,000.
- Can the city buy the property instead? We have no use for that property and therefore see no reason to purchase it.
- Why doesn’t the city just deny this? The project is in compliance with zoning code regulations at that location and we have no legal grounds to stop it.
- Why does our current zoning allow this adjacent to a residential neighborhood? Our zoning laws were updated by City Council in 2005 after dozens of public meetings throughout the city. The Graham Road corridor is lined with commercial property with residences behind every business. Similarly, every commercial property for miles on State Road, Portage Trail, etc. has residential property directly behind.
- Can City Council quickly change the zoning? Courts have determined actions such as that to be illegal.
- How are other cities able to deny Sheetz? Every city has its own distinct zoning code. Boston Heights was able to legally deny a “truck stop” type of Sheetz.
- Does this project need approved by City Council? According to law, a project of this size (under 8,500 sf.) does not get presented to the Planning Commission or City Council.
- Did the Board of Zoning Appeals (BZA) protect the nearby residential properties? The BZA could not stop the project, but allowed for an additional pump to reduce troublesome long lines, and a larger canopy to better shield lights from neighbors. The BZA also imposed heavy screening, consisting of a landscape mound and a fence up to 8 feet in height to protect neighbors from people, lights, and noise.
- Is the city offering a tax abatement? No, there are no abatements or incentives from the city.
- How will they fit a gas station on that site? The size of the structure must comply with the zoning code. The property is 2.46 acres. By way of comparison, the Circle K at Graham and Bath site is only 1 acre in size.
- Where will the BMV go? The City has met with them and is trying to find them a new home in Cuyahoga Falls.
- Will there be increased traffic congestion? Potential traffic impacts are reviewed during the permitting process and Sheetz must hire a licensed traffic consultant to conduct a traffic impact analysis for this project.
- Why would the city allow a 24/7 operation? The zoning law at that commercially zoned location allows for it. We have asked them to not be open 24/7 and they have stated that it’s necessary for their operation.
- Will there be increased crime? The two nearest similar service locations at 6th and Oakwood and Graham and Bath generate very few police calls.
- Will Sheetz affect nearby property values? This property has been zoned and utilized for commercial purposes for decades. There are many factors in determining property values, and in general, the residential property values in Cuyahoga Falls have recently been very strong.
- Will the lights be too bright for the neighbors? Our zoning code requires that lights must be shielded so that light does not leave the property and illuminate adjacent areas.
- Is there going to be a car wash on the site? Sheetz has stated that there will not be a car wash.
- Is there going to be a noisy drive-through? Sheetz has stated that their drive-through uses a touch screen that does not generate sound. Also, they stated that their busiest drive-through hour is between 12-1 pm., during lunch.
- Will there be electric vehicle charging stations? Yes, according to Sheetz, they are planned.