Planning commission approves preliminary Concordia site plan

by Laura Bednar

Feb. 4 planning commission meeting

Independence planning commission voted unanimously to send the preliminary site plan for the Concordia housing development at Brecksville and Stone roads to city council for review. The decision followed a public hearing and discussions with Greg Modic, president of land development for Petros Development Group.

Economic Development Director Jessica Hyser noted changes to the plan since last month’s planning commission meeting. Landscape screening was added to the west and south side of the property, and the total number of homes, which was previously 57, was increased to 62, contingent on existing gas wells and gas tank battery relocation or plugging.

Modic said Petros is in conversation with the gas well owners but no decision has been reached.

A tree study for the property found all trees to have a 12-inch diameter or greater, and they must be removed for grading and utility installation, according to Hyser. 

Modic said fencing could be added to the homes for privacy or for small dogs along the back patio, but not the entire lot. As far as stormwater, he said water runoff from the property down Stone Road “in its current state is not being treated in any way.”

Plans are to add a large stormwater management basin south of the development reducing the drainage area from ten acres to one acre which will “greatly reduce the amount of runoff that are going to the storm [sewers] now on Stone Road,” according to Modic.

The price of a home, which was estimated to be in the $400,000 to upper $500,000 range, is fluid, as Modic said the final price will be based on changes to the land and market price.

During the public hearing, Kathleen Kapusta said Concordia is a long overdue project. “Total agreement is never something we’re going to get, it’s not a reality,” she said. “The time is now and the place is Concordia property.” She added that having this housing will keep the city from losing long-term residents.

Dan Sobotka said he was concerned the homes will be built too close to each other, creating a fire hazard. He was also concerned about the safety of residents who would live near the gas wells on the property.

Modic said Petros will follow state building codes, which outlines how close homes must be before fire protection is required in walls. The Ohio Department of Natural Resources regulates gas wells, and after Petros geotechnical engineers reviewed the property, they determined there were no safety issues or concerns with building homes near the wells or tank batteries. Currently, Modic said the well operators check the wells weekly.

Pam Dengler, a Stone Road resident, said different species of trees hold water at different rates. “If we do not know what the tree inventory on the Concordia property consists of, the proper calculations of water runoff can not possibly happen,” she said. Dengler also asked for compensation for adjacent and downstream homeowners for water flow issues.

Modic said species and size of trees do not factor into the water runoff rates but calculations do include forests and impervious areas. Petros plans to exceed the city requirements as far as size of retention ponds.

Glenn Bierman asked if the HOA would cover landscaping in addition to snow removal and grass cutting, and if the exterior color of the homes could be limited.

The HOA, according to Modic, will handle landscaping and the monthly fee for all outdoor services is estimated to be $175. As far as exterior home color, Modic said Petros does not want the homes to look too uniform but said the company would work with the city’s architectural review board.

Both Katie Saylor and Jeff Blumenthal suggested the former middle school property on Brecksville Road would be a more suitable location for the development. “All we ever asked for was the opportunity to vote,” said Blumenthal.

Stone Road resident Peter Panizzutti said he doesn’t have a problem with the development, but doesn’t understand why a forest must be cut down to do it. He said retention ponds should be in place, even on a temporary basis, as soon as deforestation and construction begin.

Kathy Lopatka asked if the sanitary sewers on Stone Road, which also ties in with Tulip Trail homes, could accommodate the new housing.

City engineer Don Ramm said there are about 100 homes that tie into the sewer now, and the system has a 300-home capacity, meaning the new development would not exceed capacity.

Diane Malarik said she is excited about the modern homes and was looking for a limited maintenance, one-floor home.

Alex Mummert stated he can’t imagine a senior would take out another mortgage to downsize and afford the proposed homes. He also said the five-foot side yards were not sufficient. Mummert concluded with his disappointment that the opportunity to send the issue of development to the voters was rejected at a prior city council meeting.

A few residents said they wanted lighting on the property to face downward and away from neighbors. Modic said he would follow Ohio Edison and city standards to ensure light didn’t traverse onto others’ property.

The Hemlock Trail connection to the development will be asphalt and have foliage screening on either side, according to Modic.

Planning Commission Chair Bill Gutermuth said it pains him to clear cut trees that have likely been there for over 100 years. He asked if Petros could save as many trees as possible around the border of the property and wanted screening of the property to be a condition of plan approval. Modic agreed to save trees around the border as possible, adding that three acres to the east of the property will not be developed.

Modic said the property will be graded immediately to shape the ponds and create diversion swales. It “is the first topic discussed at a planning meeting,” said Modic.

HOA fees will cover the repairs and maintenance of the retention basins.

“A lot of this process is heavily reliant on the fact that we’re trusting you,” said commission member Cheryl Chase. She asked what happens if there is flooding on adjacent properties after all. Modic said Petros used a 50-year old engineering firm to plan stormwater management and there is a series of checks and balances in place. Petros also has errors and omission insurance if something fails.

Another point Chase emphasized was that she wanted this to be an owner-occupied project. She didn’t want a corporation to buy the development and rent the homes. Commission member John DiGeronimo also noted that the city outlaws rentals less than 30 days. ∞