The City of Findlay Planning Commission on July 10 approved a site plan to convert an abandoned car wash at 1100 West Main Cross Street into a six-pump gas station and convenience store, with conditions intended to address truck access and neighborhood impacts. The commission approved the proposal 3–1.

Commission staff told the panel the 0.603-acre parcel is zoned C-2 General Commercial and lies at the edge of a residential R-3 neighborhood. Staff recommended denial after reviewing revised truck turning drawings that showed delivery vehicles would need to swing into opposing traffic to maneuver on the site. "From the truck turning movement drawing, it seems the site is restricting a lot of movements from the delivery trucks, and they would need to swing into opposing traffic to enter the site," a staff member said during the hearing.

Why it matters: Commissioners said the site is tight for fueling and delivery operations and that unsafe truck turns could create hazards on West Main Cross near Glessner Avenue. Several commissioners pressed for physical measures rather than striping alone to prevent left turns and reduce conflict points.

The applicant, Richard Drake of Drake Architecture, said the fuel deliveries will use a smaller tanker — "only 28 feet long" — not the 60-foot truck previously modeled, and that deliveries would be scheduled for off hours. "This vehicle is only about 10 feet longer than, you know, a standard large SUV. So it can easily go around this site," Drake said when presenting a revised turning plan.

Key conditions adopted by the commission require: (1) a six-foot masonry wall along the east property line (to match building materials and to screen nearby houses); (2) the applicant to work with the city engineer to demonstrate the tanker can safely maneuver around the site without driving over parking stalls or blocking dispensers; and (3) a right-out-only restriction at the driveway enforced by a physical barrier (not just striping). Commissioners also asked for the pavement/striping layout for internal circulation and for the applicant to coordinate signage and a possible concrete island.

The commission vote was recorded as: Mayor Miriam, Aye; Mr. Martin, Aye; Mr. Tremblay, Aye; Mr. Klinger, Nay.

Discussion versus decision: Commissioners repeatedly said their approval was conditional and dependent on engineering confirmation that delivery trucks could traverse the site safely. Several members said they would require physical controls (curb or island) rather than relying solely on pavement striping. Staff retained the authority to work with the applicant and the city engineer to finalize the on-site truck-turning design.

Project details and clarifications provided at the meeting: the proposed convenience store footprint is 2,535 square feet; the site plan shows seven parking spaces (one ADA); the masonry screen wall would be roughly 100 feet long and built to match the store materials; applicant expects 3,000-gallon tanker deliveries (applicant said he "would assume so" when asked); and the applicant removed a proposed drive-through from this application.

Next steps: The applicant will coordinate with the city engineer on internal truck-turning drawings and on the design of the right-out physical barrier and will return documentation to staff as required.

Ending: The commission’s approval allows the applicant to proceed subject to the conditions the panel adopted and the city engineer’s acceptance of on-site truck circulation.