Residents voice concerns over proposed multifamily development

by Dan Holland

Dec. 10 planning and zoning commission meeting

Nearly one hundred residents filed into Richfield Village hall for a planning and zoning commission hearing concerning a proposed residential development by Petros Development Group that would allow multifamily, senior (55+) rental units to be built along Brecksville Road near Everett Road.

The proposal, which would require an amendment to the zoning code to change the parcels from C-1 commercial to R-4 residential, calls for construction of one-story, ranch-style, rental units to be built on the site of the former Constantine’s Garden Center and on the rear of two parcels where Corkscrew Johnny’s liquor store and a residential home are located.

The property is across from the former Consolidated Freight property that has been abandoned since 2002.

Petros Development Group filed an application for the zoning map amendment on Nov. 1. At the Nov. 6 council meeting, members unanimously suspended second and third readings to send the amendment to the board and ask for a recommendation back by Jan. 5.

According to Sam Petros and Greg Modic of Petros Development Group, who together made a short presentation, eight buildings, containing three to six units each, would be constructed on the 8.1-acre site. The complex dubbed “Constantine Village” would contain 44 units, with each unit including an enclosed garage. Plans call for 38, two-bedroom, 1,350-square-foot units and six, one-bedroom 805-square foot units that would lease for $1,800 to $3,000 per month.

The development would include a stormwater retention pond, a dedicated street with sidewalks, and would integrate an existing sidewalk from Gianni Way, which sits directly behind the proposed development site, through an easement that connects to Brecksville Road. The rear of the units would sit at least 80 feet from the Homeowners Association line on Gianni Way. A management company would maintain the units and grounds.

The application and requested usage change for the parcels is compliant with a Comprehensive Land Use Plan recently completed by the village, which designated a portion of the southern end of Brecksville Road for senior, multifamily housing, said Director of Planning, Zoning and Economic Development Brian Frantz.

“Following your land use plan, we recognized the demand for senior housing in this area,” said Petros. “This is probably the least invasive piece of multifamily you can get. These are nice individual units that are all one story. It will be residential and all 55-and-over age restricted.”

Petros added that the minimum length lease for the units, valued at approximately $300,000 each, would be one year. The developer built and operates similar rental complexes in Akron, Avon, Cuyahoga Falls, Mentor and Parma Heights.

“That area is pretty blighted right now, and there is a demand, and nowhere else to go,” said Petros. “And following your own direction for the master plan, this is where you want it. People want the homes, you want it there, and I want to build it.”

“We felt what would be appropriate is something that leans more toward a residential feel as opposed to a two- or three-story high-density complex,” added Modic. “Our intent with the site plan and architecture was to minimize any perceived impact on the neighboring properties. There will be a buffer to the south with fencing and vegetation, and we’re working with Corkscrew Johnny’s to provide screening there and to the north.”

Modic added that stormwater management requirements would exceed village standards. 

Resident concerns

Several residents voiced concerns over the proposal, including questions about stormwater runoff, property values, traffic congestion and added burden to existing infrastructure and safety services.

Bonnie Phelps asked how the developer could ensure that residents would all be 55 and older.

“It’s all age-targeted: there’s not room in here for children; they’re smaller units – two bedrooms, all set up for ADA, which isn’t attractive if you don’t need it,” replied Petros. “And, we will have an age restricted neighborhood. When you age target, it works.”

Penny Nickel asked if adding additional residents to the area would cause an undue burden on local safety forces. She also cited concerns over increased traffic congestion.

Frantz noted that an additional assisted living or nursing facility could be constructed at the site, without a zoning change. Such a complex would likely require a higher number of EMS calls when compared with the proposed project, he said.

Frantz added that a traffic forecast could be included in the development process. “We will look at that, and if there is a concern, we will look at ways to mitigate that concern,” he said.

Anthony Stokar said the multifamily units might spur additional similar developments. “I bought my house in Richfield 20 years ago,” he said. “I like my street dark, I don’t like sidewalks, and I have elbow room. I got away from cites because of all the apartments.”

Mike Began, president of the homeowner’s association for Gianni Way, is concerned the development would have a negative impact on property values, adding that he would prefer to see the units sold rather than leased. 

“You have better control with a rental than you do when it’s sold,” Petros responded. “When it’s sold, whatever those owners want to do, they’re going to do. But if it’s one cohesive development, and you have a company bound by your rules, there is more control over it. So, it’s actually less risky than selling.”

Lance Kimmel inquired as to whether the development could be built as a gated community.

Frantz responded by that zoning codes require public streets, adding that private roads have to be requested by a builder and must be approved.

Jay Nye asked if there are any plans for Richfield Village to become a city. Frantz said there are not, as stated in the recent land use study.

 “I would like to say as a member of the Land Use Planning Committee, that this type of development was requested a lot amongst the public and the commission members; for homes that suit an older generation within the community with maintenance-free living,” said Planning and Zoning Commission Chair Monica Day. “It’s been a popular discussion over the last year and could possibly be a positive change for the area.”The commission voted unanimously in favor of the zoning change and will forward the matter to village council. Council is required to host an additional public meeting concerning the request. 

photo caption: Photo submitted