Planning commission reviews Dunkin' preliminary site plan for South Cleveland‑Massillon Road; traffic study to return to commission

The Norton Planning Commission reviewed a preliminary site plan (SPR 12025) on Feb. 11 for a proposed single‑tenant Dunkin' Donuts at the parcels listed in the application as 3888 and 3896 South Cleveland‑Massillon Road. The developer's representative said the site totals roughly 1.9 acres and the building is proposed at 1,682 square feet.

Ken Knuckles, representing Development Management Group, said the project has significant drive‑through stacking capacity on paper — "from the pickup window ... you basically have capacity for 19 cars ... another 6 cars ... basically, 25 cars from the window back," — and that the design includes three driveways along the frontage. He said the middle driveway would be closed, the north corner driveway converted to right‑in only, and the existing shared driveway (with the adjacent Cheese Barn) would remain. Knuckles also said the Dunkin' tenant and owner have discussed a potential rear access tying into Panther Way to reduce congestion on the main road.

David Skidmore, identified as Inspire Brands' director of real estate, attended with the applicant. Planning staff and commissioners noted the site is zoned B2 and that the preliminary review does not grant approval; comments given will be recorded in the meeting minutes and the applicant will return with revised drawings and any required information. Planning staff confirmed the city engineer's comments have been provided to the applicant and underscored that a traffic study is required under the city's submission standards.

Adjacent business owner Misty Ray, who identified herself as representing the Cheese Barn at 3916 (business address) and residing at a nearby address, told the commission she has longstanding concerns about heavy traffic near the property, school‑period congestion and delivery trucks. "I have seen the kids after school ... trying to make a left hand turn out of any 1 of our parking lots is very difficult," she said, and asked that the applicant pursue a Panther Way access so students could enter and exit the site without traveling on the main roadway.

Commissioners and staff discussed multiple operational details: stacking capacity, the proposed conversion/closure of driveways, a proposed patio with about 20–24 outdoor seats, a municipal seating maximum the commission cited as 30 (the applicant said the design includes roughly 14 inside seats plus outdoor seating for a combined approximate total above 30), delivery truck turning and loading at a rear loading door, a proposed 50‑foot setback and a building length cited as roughly 64 feet, and the applicant's target schedule (Knuckles said they expected to begin construction in April with earliest site work likely in May, contingent on approvals and the traffic study).

Several commissioners voiced specific traffic concerns near the school signal and the competing vehicle movements (drivers trying to reach the expressway while buses and students shift lanes). The commission asked the applicant to complete the traffic study and return; staff noted the commission meets twice monthly and the applicant could be scheduled for the March meeting once the study is submitted. The applicant said the new traffic study has already been initiated in response to city and nearby owner concerns.

No formal approval was sought or granted at the Feb. 11 preliminary review; commissioners recorded comments and asked staff to include those comments in the meeting minutes for the applicant to address in revised plans. The applicant and adjacent owner indicated they would continue to coordinate on possible shared‑driveway easements and access options.