[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6080243,"mediaKeyId","2948833-7d92f3a0202061c03d142697346efa88","parentId",2948833,"title","Planning commission declines recommendation for Panda Express drive-through on Cook Road amid access and traffic concerns","audioSeconds",2316,"startMs",1062000,"endMs",3378000,"viewUrl","/Search/View?dp=1&key=2948833-7d92f3a0202061c03d142697346efa88&start=1062&end=3378","thumbnailUrl","https://assets.pipeline.soar.com/2948833-7d92f3a0202061c03d142697346efa88/thumbnail_1062000.jpg","articleUrl","/articles/6080243/North-Ridgeville/Lorain-County/Ohio/Planning-commission-declines-recommendation-for-Panda-Express-drive-through-on-Cook-Road-amid-access-and-traffic-concerns","mediaUrl","https://secure.pipeline.soar.com/6080243-76f8ea698528ff630ea8d0226ddb9bf6/orig.mp4?Expires=1770922054&Signature=Z0bnX0cYKmoB~s1PgZVczWOoHldqy0Q2FMldTLPKxxptOj3F535~hesdn2r0QW7VM9HAHiQs3VB2e~xyb6Z-cMk9uq2psAQWKlwaUdrezopzT8ugjzT1adunhIIGyjuMVt5jeAcAzB4PY1e8y0qaOuqAd4PHcXB9UOpHmrBP7Dyl8SbKTsQ0k5yc6W9MMewfwXti49-zKF3MMHN~tdmS0Hj6nQ39WfRzcLrROC8SUrT~PoAqecm4vCdeUHNiAQ72gj6Db2UEpNRI2pqWYWArpbKbNDd5GL8jsKRXvRAIWr0LZaG8ioK0AR~GiWVMlUMdqhcrUHzHHSpirDY~3S47lQ__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of North Ridgeville, OH ","date","2025-04-10T18:29:46.133Z","article","The City of North Ridgeville Planning Commission on April 8 voted 4–0 against recommending approval of a proposed Panda Express drive-through restaurant on Cook Road, citing unresolved access-management and traffic-circulation concerns and missing technical submissions.

Planning staff told commissioners the project site consists of three parcels in the B3 Highway Commercial District and that the proposed 2,700-square-foot building would include a double drive-through. Staff noted the applicant planned to use the curb cut shared with an adjacent Starbucks and remove a separate curb cut to the east, but recommended additional measures: lot consolidation as a condition of approval, removal of three parking spaces near Cook Road that could create conflicts, a clear stacking exhibit showing at least 10 vehicles (staff noted a stacking exhibit was not provided in the correct format), bike parking, and explicit loading/delivery area specifications identifying the type of delivery vehicles expected.

Planning staff also said the traffic-impact study recommended a 100-foot eastbound right-turn lane on Cook Road leading to the shared driveway; the city’s traffic consultant suggested access and circulation improvements such as converting one drive aisle to a one-way flow to reduce conflict points. Engineering staff agreed with the administration’s concerns and flagged potential stormwater/water-quality issues and the need for further detailed engineering review.

Philip Meder, representing the applicant, said access easements dating to 1969 cross parts of the site and that Starbucks and other property owners had existing cross-access arrangements. Meder said Panda’s expected delivery vehicles are typically smaller (WB-55 planning vehicle) and that deliveries generally occur early in the morning. He also said the applicant’s exhibit shows 14 stacking spaces and that the team would provide lighting fixture cut sheets and other details the city requested.

Multiple members of the public, including Connor Grzet, who operates an automotive business at 32425 Cook Road, told the commission they observed heavy, sustained congestion at the Starbucks driveway and worried that a new drive-through would increase conflicts and risk. James Martonowski of Osborne Capital (owner of the Starbucks parcel) noted there is a recorded cross-access easement among the parcels and that future consolidation of parcels could change ownership of the access easement.

After extended discussion and public comment, a motion to approve the Panda Express site plan failed on a 0–4 roll call (Commissioners Ali, Toth, Havens and Smolik voted no). The commission left further refinement of access, stacking, delivery and lighting details to a potential resubmittal by the applicant or to City Council if the applicant sought to proceed despite the recommendation.","mediaType","Video","parentTitle","City of North Ridgeville Planning Commission Meeting 04-8-2025","oneSentenceSummary","The Planning Commission voted 4–0 to recommend denial of a proposed Panda Express drive-through on Cook Road, citing driveway spacing, on-site circulation, incomplete stacking and lighting documentation, and unresolved traffic mitigation recommendations from the city's traffic consultant.","taxTitle","North Ridgeville, Lorain County, Ohio","taxId",54057,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6080248,"Planning commission approves Center Ridge restaurant and lounge with curb, lighting conditions",824,215000,1039000,"/Search/View?dp=1&key=2948833-7d92f3a0202061c03d142697346efa88&start=215&end=1039","https://assets.pipeline.soar.com/2948833-7d92f3a0202061c03d142697346efa88/thumbnail_215000.jpg","/articles/6080248/North-Ridgeville/Lorain-County/Ohio/Planning-commission-approves-Center-Ridge-restaurant-and-lounge-with-curb-lighting-conditions","https://secure.pipeline.soar.com/6080248-abb34e5824c7b998baf9924171d211ed/orig.mp4?Expires=1770922054&Signature=eiJ5j4i-ZllNUPvEy~-ydP7Gwgzu5SOZtxEJeQ0deLohgOIKNJ1qnkBFq1tnEPm-s2OQiIqYNArC1yszYX-MadpmvQI0qd8HNfwWeygKz3RORq9GkKACargJpykD-n4EiVadxfAzF87h8omeJDRvpr~zyqdR~6O-xz-RswU4pEevnfdCaL9SZ9h78OXGE-PK7YwAJ1o19muczJB2qJUt6WCRIdjgw89OoywkiuZYTjPCR6oZmHZ25~jBxpypWjHfJOJIfhWC0VRJqONil2rc1QxyCclJXC01lBnUo9yj9va0URlEsnE8Fko6qFij0qx1fKu-8k5QvHMeow0eqpdkcw__&Key-Pair-Id=KUT5TJCACFTXG","The City of North Ridgeville Planning Commission on April 8 voted unanimously to approve a development plan for a restaurant and lounge at 39462 Center Ridge Road, subject to conditions to protect a utility pole and a fire hydrant and to resolve outstanding lighting and construction detail issues.

Planning and Development Director Lehi told the commission that council had approved rezoning the parcel from industrial to commercial and that a lounge is a conditional use in the B3 Highway Commercial District. He summarized earlier requests from the commission and staff and said the applicant had moved the ingress curb cut but several details remained to be resolved before a building permit: added landscape and curb protection near the pole and hydrant; clearer elevation and stucco application details; and a photometric lighting plan with compliant fixtures and ten-foot grid foot-candle readings.

The commission’s engineering representative reiterated concern that the fire hydrant and an existing sign project into the vehicle exit path and recommended a curved curb and enlarged landscape island rather than only painted striping to protect those features. The applicant, Steven Joseph, confirmed he had pulled the striping back behind the pole and said he expected the parking lot would be patched, sealed and restriped as shown on the updated plans. Joseph also described the patio railing material as a proposed powder-coated aluminum substitute for the previously submitted steel railing detail.

Planning staff and the city engineer said the photometric plan submitted did not conform to the zoning-code presentation requirements (it used 30-foot squares rather than a 10-foot grid and lacked properly shown foot-candle values and compliant fixture cut sheets) and flagged angled fixtures that are not full-cutoff. Staff said lighting and fixture cut sheets must be clarified administratively before permit issuance. Lehi noted construction-detail information on stucco remained limited and would need to be resolved in the permit process.

After discussion, the commission approved the development plan with conditions that the curb geometry be modified to protect the utility pole and the fire hydrant per engineering recommendations and that the administration review and approve a complete lighting and photometric submission prior to permit issuance. The roll call was recorded as Commissioners Ali, Toth, Abens and Smolik voting yes; the motion carried unanimously.

The commission did not approve final material/finish details on the elevation as part of this action and directed remaining construction detail items—stucco application specifics, fence/railing styles and compliant light fixture cut sheets—be completed in the building-permit review.","The City of North Ridgeville Planning Commission approved a site plan for a restaurant and lounge at 39462 Center Ridge Road, imposing curb-protection work around an existing utility pole and fire hydrant and requiring administrative review of incomplete lighting plans before permits are issued.","actionData","errors"]

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Planning commission declines recommendation for Panda Express drive-through on Cook Road amid access and traffic concerns

Planning commission approves Center Ridge restaurant and lounge with curb, lighting conditions