Commission approves site plan for Vans Pizza and Bar renovation at Fish Creek Road

The Stow City Planning Commission approved site-plan and conditional-use applications for a renovation of the former Stokan Family Entertainment property at 3870 Fish Creek Road, clearing the way for a conversion to Vans Pizza and Bar and associated entertainment uses. The motion passed unanimously; commissioners required that outstanding comments from the Fire Department and Engineering be resolved before building permits may issue.

The project covers a 20,000-square-foot building on a 3.2-acre C-4 general-business parcel. Applicants described interior changes including a counter-service restaurant, a bar area, an arcade, mini-bowling, private party rooms and kiosks for ordering. Exterior work includes a renovated building facade, new lighting and landscaping, an expanded patio and mini-golf renovations. The plan adds approximately 15 parking spaces at the rear and designates 34 additional spaces as "land-banked" for future installation if demand increases.

City staff explained the parking calculation: the proposed mix of uses requires 142 spaces under the code; the site currently provides 108 built spaces plus 34 land-banked spaces, which would meet the total when installed. Staff also noted the code allows an applicant to meet up to 70% of required parking with built spaces (99 spaces) when land-banked spaces are provided; under that provision the project complies without immediate construction of all 142 spaces. The commission approved variances for parking-space dimensions (proposed 9-by-18 feet vs. code 10-by-20) and a reduced setback for the land-banked parking area.

An applicant representative described the planned operation as counter service with kiosks scattered across the facility and confirmed there is no drive-through. In response to a question about timing, the applicant said, "We should be applying for permits within the next probably 60 days." The applicant also said demolition and permitting activity is expected to proceed soon, and that final engineering and fire comments remain to be addressed prior to issuing a building permit.

The motion to approve application PC25-25 carried unanimously with the conditions that: (1) all Fire Department comments dated Sept. 2 be resolved prior to building permit issuance; and (2) all Engineering review comments dated Aug. 14 be addressed prior to building permit issuance (see Actions). Commissioners praised the renovation as an improvement over the existing, deteriorated building and said the project would help revitalize the corridor.

Ending: With Planning Commission approval and the two outstanding technical review items to be resolved, the applicant may proceed to submit for building permits and begin demolition and construction sequencing once permits are issued.