Stow Planning Commission Eyes New Gas Station Near Route 8

The Stow Planning Commission convened May 26 for a study session focused on a single new business item: a preliminary proposal from a Brentwood, Tennessee-based real estate developer seeking feedback on a gas station and convenience store at the corner of Steels Corners Road and Steels Point. Commissioners Ryan Prescott, Jeff Wagner, and two additional members were present. The meeting was brief, with no old business and no public comment submitted from neighboring property owners. A Study Item, Not a Vote The proposal was brought forward by Jason Horowitz of GBT Realty Corporation, headquartered at 9010 Overlook Boulevard in Brentwood, Tennessee. GBT Realty represents national retail clients across the country, specializing in build-to-suit development. Horowitz described the site as approximately 1.4 acres, zoned C-3 commercial, which does permit gas stations. The proposed building would be roughly 4,800 square feet with six multi-product dispensers offering 12 fueling positions, and no drive-through. A gas canopy would face Steels Corners Road on the south side of the property. The presentation was explicitly a study item, meaning no vote was taken. The developer came to gauge whether the commission would support a variance application before investing further in engineering and site planning. The Variance Question The key hurdle is a provision added during Stow's recent zoning code update. That regulation requires new gas stations to be located at the intersection of two arterial streets, an arterial and a highway, or an arterial and a collector street. Steels Corners Road qualifies as an arterial, but Steels Point is classified as a local road, disqualifying the site under current code without a variance. City planning staff noted that three gas stations already operate in close proximity to the proposed location: a Circle K directly across the street, and BP and Sheetz on the opposite side of Route 8. Commission Feedback: Mixed but Not Dismissive Commissioners acknowledged the site has sat undeveloped for years and noted it sits within a commercial corridor that includes hotels, a municipal court, and medical offices. Several members said they could not identify a strong reason to deny a variance outright, given the commercial character of the area. However, concerns were raised about whether the market could support a fourth fuel stop. One commissioner questioned how BP across the corridor remains viable, observing that the location has struggled and that Circle K lost business after removing its Dunkin' Donuts. Another noted that Route 8 carries predominantly local commuter traffic rather than transient highway travelers, reducing the likelihood of impulse fueling stops. Site and Environmental Considerations Commissioners also raised questions about stormwater management. The site sits near Mudbrook Creek, which flows into the Cuyahoga River, and a pond is visible in the vicinity. Staff noted that proximity to water resources would likely require careful engineering review, including potential underground detention chambers. Horowitz said the company has not yet conducted detailed hydrological engineering but acknowledged the issue and said the team would work with city engineering staff if the project advances. One site plan update was shared informally: the developer is in preliminary discussions with a neighboring hotel about a shared access easement that would move the driveway away from the Steels Point intersection, potentially improving traffic flow and meeting spacing guidelines. Next Steps If GBT Realty chooses to move forward, the developer would formally submit a variance application. The Planning Commission would then review it and make a recommendation to Stow City Council, which would have final authority to approve or deny. Horowitz was encouraged to reach out directly to council members for informal feedback before filing. The commission adjourned after approximately 20 minutes with no additional business.