Sheetz clears initial zoning hurdle in plans for new Greensburg store

Sheetz has passed the first hurdle in its plan to construct a new store on Greensburg’s East Pittsburgh Street.

The city’s zoning hearing board on Wednesday granted a series of variances the convenience chain requested from normal landscaping, building and signage requirements for a store and gas station it wants to build at the Davis Center plaza, at the intersection of Humphrey Road (Route 130).

According to preliminary plans presented by Sheetz attorney Ryan Wotus, the rectangular store would be placed with its long side facing west and its short side facing north, toward Pittsburgh Street.

The plan calls for 12 gas pumps under a canopy just to the west of the store and a takeout window and lane on the east side of the store.

Wotus said a portion of the existing multi-tenant Davis Center building would be demolished to make way for the Sheetz construction, but a rear portion of the structure would be retained.

Davis Center tenant SeaBase Family Fun Center has posted on its Facebook page that it expects the construction plans at the property to “include a new facility on site for us, as well, which we’re super excited about.”

Other tenants in the building have moved out or are in the process of relocating.

Wotus said an existing lane that provides access to the plaza from East Pittsburgh would be improved, and access would be maintained across the site for motorists to reach adjoining businesses, including an AAMCO car care garage and a Shop ‘n Save supermarket.

Wotus said Sheetz isn’t able to comply with some landscaping requirements because of the layout and topography of the property.

The board concurred when he requested reducing the required width of landscaping fronting Pittsburgh Street from 10 feet to 6 feet because of an existing retaining wall between the plaza and the road and the need to provide adequate clearance and sight distance for motorists circulating around the store and fuel pumps.

The plaza is paved throughout, with 125 parking spaces between the Davis Center and Pittsburgh Street. The Sheetz plan calls for reducing that number to 48 spaces arranged between the road and the remaining portion of the Davis Center, with additional parking planned to the rear of the center.

“We’d be correcting basically an existing non-conformity in terms of so much massive parking being in front of the building,” Wotus said. “In addition, we’d be creating a lot more landscaping amenities, which currently this site is 100% built-out.”

Wotus said Sheetz would add perimeter landscaping on the property but would not be able to comply with landscaping requirements at the interior of the site because of traffic safety. The property is zoned for inclusion in neighborhood shopping and gateway overlay districts.

The board agreed to permit the canopy over the fuel pumps to rise to a height of a little more than 21 feet, compared with the normal maximum of 18 feet. Wotus said that height is required to ensure fire trucks and other emergency vehicles can navigate safely through the property.

Wotus said the exterior of the store would feature stone, brick and a bronze element.

The board also agreed to allow Sheetz to include five wall signs at the site totaling 117 square feet — including a sign over each of the store’s customer entrances and other signs advertising the store’s MTO (made-to-order) food and its 24/7 operation. Stores in the zoning district normally would be limited to one wall sign of 24 square feet.

Traci Fick, a neighboring resident on Hickory Drive, said lights at the plaza and from traffic there shine into her family’s home.

“It’s noisy during the day,” she said. “The traffic in the area is already horrendous. A 24/7 business is not in the best interests of all the residents.”

Wotus said the remaining portion of the Davis Center should provide a buffer between the noise at the convenience store and nearby homes.

Joe Anthony, who handles property management for the plaza owner, offered to meet with Fick to discuss her concerns.

Wotus said it hasn’t been determined if Sheetz will pursue alcohol sales at the store. Other details of the proposed store weren’t yet available.

The zoning board’s ruling is subject to a 30-day appeal period. Wotus said a subdivision plan for the property is among the next steps Sheetz intends to pursue.