(PHOTO BY AMY WENDT / THE VILLAGE REPORTER)
FAIRLAWN IMPROVEMENTS … Steve Busch from JMM Architects presented plans for the new residential buildings as part of a broader redevelopment of the Fairlawn campus.
(PHOTO PROVIDED / THE VILLAGE REPORTER)
CONTESTED CONVENIENCE STORE … A digital rendering of the proposed convenience store’s canopy. The Archbold store would be smaller than other Casey’s stores, with just four fueling stations instead of five.
By: Amy Wendt
THE VILLAGE REPORTER
amy@thevillagereporter.com
On Monday, July 14, the Archbold Planning Commission held a meeting with members Steve Sauder, Trevor Meyer, and Mike Evans, along with Mayor Brad Grime, Village Council Member Karla Ball, and Planning and Zoning Inspector Grant Schaffner. It was standing-room only in Council Chambers as several residents turned out for public hearings on two proposed projects within the village.
Addressing its first order of business, the commission began by approving the minutes from its May 12 meeting in which it authorized construction of the new Peace Mennonite Church building to be located on a 50-acre parcel north of 405 East Lutz Road.
FAIRLAWN HAVEN VARIANCE REQUEST
The commission proceeded to review variance requests from Fairlawn Haven, including a 16-foot front yard variance for an addition to the main facility, a 27-foot rear yard variance, and a 7-foot height variance for the construction of a free-standing independent living facility near Wyse Commons, north of Clover Lane.
The village’s zoning requirements call for a 60-foot setback from the building to the property line and a 45-foot peak height allowance.
Steve Busch from JMM Architects presented plans for the new residential buildings at the Fairlawn campus. Pointing out that the senior care facility has been serving the Archbold community since 1962, he shared that many of its current buildings have “reached their useful life.”
The first phase of construction, which requires a 16-foot front yard variance, includes two single-story buildings at the front of the property: one with 12 units and the other with 24 units.
The second phase is the construction of a three-story, 46-unit licensed independent living and residential care facility at the rear of the property, near Wyse Commons.
The building will feature an underground parking lot and will be connected to Wyse Commons, which houses community amenities and common gathering spaces. This phase requires a 27-foot rear yard variance and a 7-foot height variance to accommodate the structure.
During the initial design phase, a two-story building was considered for the independent living facility, but the option proved economically unfeasible due to a 30% larger footprint, requiring more materials and exceeding the site’s capacity.
Additionally, due to the expanded footprint, some residents would have to walk farther to reach their units and Wyse Commons.
Busch added that while Fairlawn Haven is a nonprofit organization, the independent living facility will support the financial sustainability of the campus, helping offset costs associated with less profitable nursing and assisted living services at the front of the property.
Many of the audience members in attendance were there to show support for Fairlawn, including current Fairlawn resident Gloria Lauber.
“This is why it’s important to me. As a resident there on campus, the people that are – where they’re currently living in independent living that’s attached to the current the Fairlawn building.”
“These people, when they come to exercise classes, they come to the Christmas party, they come to dinners and meetings, they have to come across that parking lot in all sorts of weather, with their walkers, with their little scooters, with their canes – and I’m sorry – they could fall.”
“With this – I mean, you wouldn’t believe how many come to Silver Sneakers and exercise three days a week with their walkers and their canes. It’s amazing.”
“And with this, all they can do is just get on the – you know – just get on the elevator, stay inside, come on down, join us for exercise class. “
“Join us for the music in the evening. Join us for a dinner, and it’s so much safer and healthier for them to be part of it.”
There were some present who were opposed to variances being approved for the three-story independent living building, primarily due to its close proximity to residences on Clover Lane.
Mark Grime addressed the commission on behalf of his daughter, Kelsi Ross, and her husband, Josh, who were unable to attend the public hearing.
The Clover Lane residents, whose home sits directly behind the Fairlawn campus, voiced concerns about the proposed building’s height.
They worry that, despite planned landscaping, it will take years for trees to mature enough to provide adequate screening, leaving second- and third-floor units with a direct line of sight into their backyard in the meantime.
A letter from the Rosses was submitted to the commission and read aloud by Schaffner. The Rosses outlined several concerns regarding the proposed construction, including that the new building would be significantly closer to their property than the existing Wyse Commons facility.
Additional issues raised included potential water runoff, the location of trash receptacles, obstructed views from their back deck, the impact on their home’s resale value, and disruptions caused by the construction process.
The letter also suggested that Fairlawn has alternative locations for the project that would lessen the impact on nearby families.
In response to the Rosses’ concerns, Busch acknowledged that while the proposed landscaping will take time to mature, the design calls for a fast-growing species intended to provide effective screening upon maturity.
He also noted that stormwater management will be addressed as the project progresses. Regarding construction-related disruption, Busch stated that while some noise is unavoidable, a fence will be installed along the construction zone to ensure safety for all who live in the vicinity.
Fairlawn’s CEO, Tammy Allison, stood to address the audience. “I just want to add, like, we’re meeting the needs of the community. We did a whole feasibility study and looked at, like, we’re trying to service not just Archbold, but the greater community, and our population is aging, so we’re trying to be proactive and provide that service.
“And whether we do those projects or another project, there will be construction noise. That is just going to be a minor inconvenience that for a long-term service that we’re providing to the community.
“And yes, we do own other property, but it’s not ideal for the apartments. We’re looking at seniors that need services, and like Gloria mentioned, they are walking across (the parking lot) in all elements to get to our amenities.”
“Where our (other) property is owned, it is not ideal. It is nowhere near our current Wyse Commons and where their services are, so it’s not ideal. Is it ideal, potentially for future development? Yes. But not for this project.”
She added that Fairlawn, an independently owned entity, plans to maintain its independence, and future developments will be owned by Fairlawn and not an external developer.
Mark Grime also voiced concern that approving a three-story building could set a precedent, potentially paving the way for additional large structures to be added to the campus in the future.
In response, Schaffner clarified that the current variance requests are not precedent-setting. Each case is evaluated individually based on its specific circumstances, which is why public hearings are held to gather facts and allow the board to make informed decisions on a case-by-case basis.
He added that the current variance request represents only the first step in the project’s approval process. As the development moves forward, he noted, additional conditions may be imposed during the final plan review phase.
Council member Karla Ball added, “Our job really is to try to make the best decision we can, not only for the residents, but also for Fairlawn, who’s a big part of our community, and this clearly, as we’ve gone through this process and really delved into all the details of the project, seems to be a really critical piece to Fairlawn’s future.”
“I – moving that (three-story building) to the west – I get it,” Ball continued. “That was my first thought, ‘why here?”
“But, I recognize the importance of having that building for the residents to connect to Wyse Commons for those facilities and services that are going to be available there.”
After Busch addressed the remaining questions from both public and commission members, all three variance requests were approved by the commission.
CONVENIENCE STORE MAJOR SITE PLAN REVIEW
The commission then opened the public hearing for a major site plan review that would permit Casey’s to build a new 24-hour operation gas station and convenience store.
The proposed site is on the southwest corner of LaFayette and South Defiance Streets, directly across from St. John Christian Church.
The storefront would face Defiance Street, with screening planned along the rear of the building and the side facing Lafayette Street.
The building is designed at 32,019 square feet, which is smaller than a typical Casey’s store, and notably smaller than the downtown Circle K, which exceeds 51,000 square feet.
Casey’s does not own the property and is in agreement to lease the site from a developer. The parcel is zoned B-2, which permits general business and highway commercial uses, including convenience stores and gas stations.
Planning and Zoning Inspector Schaffner explained that the purpose of the review was to evaluate the details of the plan for compliance with zoning regulations and engineering standards.
The review includes considerations such as parking requirements, setback distances, screening measures, the design of driveway entrances, and the parking lot.
J.D. Damrath and Mitch Smith, on behalf of CESO Architects and Engineers, stepped up to the podium to share the final plan with the Planning Commission. Damrath began by sharing that Casey’s accepted the conditions outlined in the village’s pre-hearing letter to the corporation.
In response, Casey’s will add a sidewalk connection from Lafayette Street to the southern property line to address pedestrian connectivity concerns.
The original building design was also revised to better align with Archbold’s design standards. The updated plan features a brick-and-mortar exterior.
Damrath outlined plan details regarding the brick facade, sidewalk, roof line, parking lot, ballards, and lighting. He explained that the canopy features downlighting that focuses illumination where needed, and according to the photometric plan presented, there would be no light effect on the LaFayette Street residential area.
Mayor Grime raised concerns about a long-term landscaping maintenance plan at the proposed Casey’s site, noting past challenges the village has faced with large corporate-owned businesses neglecting lawn care and offering no local point of contact.
He asked whether Casey’s would consider contracting with a local provider to handle landscaping needs, to ensure a direct line of communication if issues arise.
Grime also pointed out that the developer-owned parcel has the potential to accommodate up to seven additional businesses in the future.
For that reason, he emphasized the importance of establishing a comprehensive maintenance agreement that would extend to the undeveloped portions of the property, ensuring the entire site is well-maintained as development progresses.
“It’s exactly what Casey’s wants, too,” Damrath responded. “What I do know with Casey’s is they do hire local talent. There’s a good chance if you frequent their stores, they’ll know you by name.”
He added that while he didn’t have an immediate answer without first confirming with a Casey’s representative, he believes they are the kind of company that would find a way to facilitate that request.
Council member Karla Ball shifted the conversation to safety concerns and traffic flow at the busy intersection of Defiance and Lafayette Streets.
She pointed out that the area already experiences heavy congestion throughout the day, especially during school dismissals and community events.
Ball expressed worry that the new development could lead to an increase in traffic accidents and place strain on local law enforcement.
Village Engineer Dexter Krueger also addressed traffic concerns, noting the potential for backups during peak school hours.
He shared that the village had consulted with an engineering firm and is considering requiring a “right-in, right-out” traffic configuration to reduce congestion and improve safety, which is similar to the setup at the downtown Circle K.
The engineer also raised questions about the design plan’s “truck template,” which outlines how semi-trucks would access the property for fuel and supply deliveries.
He expressed skepticism about whether a truck could make the turn as proposed, describing the maneuver as “very tight.”
In response, Damrath maintained that the turning radius shown was an accurate depiction generated by the firm’s design software. He proposed tabling the matter so that his team could review the traffic flow concerns and access issues.
Schaffner then opened the floor for public comment in response to the strong turnout from residents concerned about the proposed convenience store’s proximity to Archbold High and Elementary Schools, Memorial Park, and St. John Christian Church.
Residents cited a range of concerns, including increased lighting and noise, loitering, traffic safety at the already-busy intersection, and the potential for declining property values.
Additional objections focused on the possibility of trash littering nearby neighborhoods, the sale of alcohol and vape products near school grounds, and fears that such a business could attract individuals with harmful intentions, given the number of children walking past the establishment on their way to and from school.
One resident asked whether Casey’s would need to place a liquor license request on the ballot. Others responded that if a vote were required, they would oppose the license as a way to prevent the store from being built at the proposed location.
Another resident described the proposed site as “the most pristine, best area we have in Archbold.” He urged Casey’s to consider relocating farther south, away from areas heavily used by children.
“It’s the worst place possible for a gas station that sells alcohol and vapes,” he said.
That resident went on to question why, if the community could raise funds for a multi-million-dollar sports complex, it couldn’t do the same to purchase the land from the developer and preserve it as a green space or build a community center at the location. “This is our New York Central Park. Once it’s gone, it’s gone,” he said.”
Some residents suggested the company consider locating in an existing commercial area, such as the plaza that houses Archbold Super Valu, rather than developing a new site.
Resident Bob Dominique posed the same question to both the village and the developer: ‘Why?’ He asked why the village would allow another gas station and why Casey’s would want to come to Archbold when there are already four convenience stores in town.
In response, Schaffner reiterated that it comes down to zoning. “The developer bought that land. Casey’s is a gas station. They are a permitted use. We have no say whatsoever in what the developer chooses to bring,” Schaffner explained.
“We legally cannot, here as a board, deny this because we already have four gas stations. Anything that’s spelled out in the zoning code or engineering standards, we’re allowed to hold them to that standard. We cannot arbitrarily enforce any standards outside of those,” Schaffner continued.
Councilor Ball offered additional insight, “Understand that this zoning was in place before most of us were in these seats, before Discount Drug Mart purchased it.
“You know, for us to go in and change zoning on it now would set us up for a lawsuit. So, it’s not an option for us to say, ‘we are going to change what that can be, what can go there.’ We can’t do that at this point. It’s not an option for us.”
Addressing Mr. Damrath, Ball continued, “It’s a good location for Casey’s for a lot of reasons, but I hope that you are hearing the conversation that’s happening; this community is not in support of this project…And it’s not opposed to the company. Not at all. It’s the location that they’re choosing to put it (the store) at,” she clarified.
Mayor Grime weighed in, expressing his disappointment that a representative from Casey’s was not present to directly address the numerous questions and concerns raised by both village officials and the public.
In response, Damrath said, “Well, I’m not trying to defend it, but we have a letter here recommending approval, saying that we exceed the code.”
“I found out an hour ago, there was a concern on traffic. I think had Casey’s known this, especially with this many people, with this much input, that would be different.
The architect firm representative thanked the audience and the commission for their comments. “I want to thank all of you for the input – I was not expecting (it), but I’m glad I heard it,” Damrath said.
Wrapping up, Schaffner stated that minutes from the meeting, along with the commission’s recommendations or conditions would be formally communicated to Casey’s, and that concerns raised during public comment about the likelihood of obtaining a liquor license would be shared with the company for consideration as they weigh their next steps.
The Planning Commission voted to table the approval of Casey’s major site plan.
Schaffner told the audience that when a new public hearing date on the matter has been set, residents living within 200 feet of the proposed construction site will receive a postcard per the Ohio Sunshine Law. Hearing notices will also be published in the newspaper and on the village’s website.
CHICKENS WITHIN VILLAGE LIMITS
Before adjourning, the commission briefly discussed the need to adopt a formal code regarding the keeping of chickens and other livestock within village limits.
Schaffner noted that, while a few residents currently have chickens, complaints are rare; however, interest in raising chickens is growing, and a formal process is likely needed.
The commission agreed to take a look at the matter, and Schaffner will draft proposed regulations for review.