Norton BZA approves variances for Duchess station rebuild at 2257 Wadsworth Road

The Norton Board of Zoning and Building Appeals voted March 17 to approve BCA application A‑4, allowing the reconstruction of the Duchess (BP) station at 2257 Wadsworth Road with several zoning variances, provided the project meets all requirements of the city engineer.

The application, filed March 6, 2026 by Braden Putnham on behalf of Norton Duchess LLC, requested relief for canopy/setback measurements, riparian setbacks near Wolf Creek and modest increases to sign size and height. Zoning administrator Bill Braymond told the board the planning commission gave preliminary approval for a site plan and emphasized the city engineer’s role in reviewing riparian setbacks.

Applicant representative John Gordon, sworn in for testimony, said the redevelopment is intended to modernize a long‑standing neighborhood station and move much of the infrastructure off the existing parcel. "This store is what we would call in our company a neighborhood store," Gordon said, adding the plan shifts underground storage tanks to an adjacent parcel and spreads pumps and access to reduce congestion.

Chris Reinhardt, counsel for the applicant, told the board the variance requests focused on whether the canopy counts as a 'building' for setback and lot‑coverage purposes and said the most significant encroachment would be by a few feet at one corner. Reinhardt offered to present the Duncan factors used in variance analysis if the board wanted a formal finding.

Roger Kesler, the applicant’s sign representative, described a raised sign with about 8 feet of clearance that would be moved roughly 7.5 feet back from the property line and increase in area by a modest amount. "It's not going to change except we're going to raise it up so it has an 8ft clearance underneath it," Kesler said.

Engineer Steve Fox explained riparian setbacks vary by tributary area and floodplain mapping and said the proposed site elevation is roughly 10 feet above the 100‑year flood level. He also described underground detention and filtration features intended to improve runoff quality compared with current sheet‑draining conditions.

During public comment, resident John Fletcher asked about the type of tanks and leak‑detection systems; Fletcher said, "Tanks are illegal in the state of Ohio." The applicant and team replied that aging tanks will be removed and replaced with modern, double‑walled tanks and lines, and that work would be regulated by the state fire marshal.

Board discussion centered on whether canopy coverage counts toward lot‑coverage requirements, riparian setback distances, and the city engineer’s final determination. When a board member moved to approve the application "as stated" with the condition that all city‑engineer requirements are met, the motion was seconded. The secretary called the role and Mr. Smith, Mr. Mullins and Mr. Sereno recorded "Yes." The board closed the hearing and staff said the project will return as a final site plan to the planning commission.

The board also accepted minutes from the Feb. 18 meeting before adjourning. The approval of A‑4 is conditioned on the applicant meeting the city engineer’s requirements regarding riparian setbacks and other technical items; the board did not adopt a separate written condition beyond that direction.