Powell Planning & Zoning Commission Meeting - October 28, 2026

The Powell Planning & Zoning Commission met on Wednesday, October 28, 2026, at 6:30 PM. The meeting included a sketch plan review for a Bunker Lane Fuel Station, a sketch plan review for a Dutch Bros Coffee on Home Road, a Major Subdivision Plat for the Kroger Site Outparcels, and the approval of previous meeting minutes.

Consent Calendar

• The Commission unanimously approved the minutes from the September 9, 2026 meeting.

Public Comments & Testimony

Case 2026-23SP: Bunker Lane Fuel Station

• Tim Golden (392 Park Woods): Expressed opposition, citing five gas stations within a mile of the site, lighting issues, a nearby daycare and school, traffic hazards on the winding Sawmill Parkway, and the risk of environmental leaks from fuel tanks.
• Jay Roberts (284, President, Woods at Big Bear Farms Condo Association): Expressed opposition on behalf of the 88-unit association. He noted five gas stations exist within a half-mile. Primary concerns centered on traffic backups impeding access to the condominiums and the lack of effective year-round screening due to a dead pine tree line. He requested the commission impose stringent conditions if the project proceeds.
• Darlene Kelly (412 Parkwoods Lane): Expressed opposition. She raised concerns over increased property taxes against a background of depreciated property value, fumes impacting her home, and the risk of benzene pollutants. She proposed a setback of more than 100 feet from the tree line, enhanced vapor recovery, more evergreen planting, and a 20-foot wood-toned opaque wall similar to the one at Sheetz.
• Sharam Shahabdin (Owner, Ivanbrook Academy): Expressed strong opposition, arguing the gas station is inherently incompatible with the adjacent preschool and daycare serving hundreds of children under five. He emphasized safety, environmental health, and traffic hazards, noting children play outdoors.
• Shenzhen (Belwood Drive): Expressed opposition. Stated the station provides no value to the neighborhood while introducing serious environmental and health risks from fuel vapors and the potential for groundwater contamination.
• Nan Klempnaur (407, Bearwoods Drive): Expressed opposition, urging the commission to deny the project to maintain the safety and character of the community.
• Vincent Margello (1900 West Powell Road, 48-year resident/condo owner): Expressed cautious support. He argued the site is properly zoned commercial and a fueling station is a suitable use compared to possible alternatives. He noted the area's infrastructure was improved during the Powell Grant development. He cautioned residents against opposing the project, stating they might not prefer what else could be built there.
• Gary Bush (393 Parkwoods Lane): Expressed opposition focused on traffic safety. He argued that vehicles slowing to enter the station would cause backups on Sawmill Parkway and increase dangerous U-turn activity within the condo development.

Case 2026-24SP: Dutch Bros Coffee, Home Road

• Steve Cuckler (East Enoble, representing Liberty Summit): Expressed support for the project and the applicant. His only concern was managing the combined traffic flow from the Liberty Summit entrance, the OSU Medical Center, and the coffee shop drive-thru at that corner.

Case 2026-25FP: Kroger Site Outparcels

• Alan Davies (Managing Agent, Gulf Village Property Owners Association): Communicated the Board's conditional support for the replatting, provided the three new lots are formally included in the Gulf Village development to ensure clarity on maintenance responsibilities for the private drives.

Discussion Items

Case 2026-23SP: Bunker Lane Fuel Station Commission discussion focused on providing feedback for the applicant's next application stages (Conditional Use and Development Plan).

• Traffic & Circulation: Commissioners noted the need for a traffic study given congestion. The alignment of driveways across Sawmill Parkway was flagged for safety.
• Architecture & Site Design: The canopy, signage, lighting, and full building elevations were cited as items needing detailed review. Parking spaces facing Sawmill Parkway were noted as needing relocation to comply with zoning.
• Screening & Buffering: The shared tree line with the condos was acknowledged as mostly dead. The commission discussed requiring substantial, permanent screening solutions (e.g., mounding, evergreen planting, opaque fencing) rather than relying on the existing vegetation.
• Environmental & Safety: Detailed plans for vapor mitigation, tank monitoring, soil testing, and an emergency notification system were requested due to proximity to homes, a school, and a daycare.

Case 2026-24SP: Dutch Bros Coffee, Home Road The commission noted the site's constraints. Discussion focused on drive-thru queuing capacity to prevent spillage onto Home Road, clear signage to prevent traffic confusion, and a review of the building's branding and materiality to ensure it fits the community character. The height and design of the retaining wall were flagged for future review.

Case 2026-25FP: Kroger Site Outparcels Staff presented a plat meeting all subdivision criteria. The commission briefly discussed the condition raised by the Gulf Village POA regarding maintenance responsibilities and directed staff to ensure this was resolved before the plat goes to City Council.

Key Outcomes

• Case 2026-23SP (Bunker Lane Fuel Station): No formal decision was made. The commission provided informal feedback to the applicant. This feedback is intended to shape the formal Conditional Use and Development Plan applications.
• Case 2026-24SP (Dutch Bros Home Road): No formal decision was made. The commission provided feedback for the applicant to incorporate as they proceed with the annexation and formal development plan.
• Case 2026-25FP (Kroger Site Outparcels): The commission voted to recommend approval of the Major Subdivision Plat to City Council. The motion was approved unanimously via roll call (all present commissioners voted yes). Staff will confirm the lots are included in the Gulf Village maintenance framework.
• Adjournment: The meeting was adjourned. The next regular meeting is scheduled for November 18, 2026.