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