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CW citizens speak out against development
(by Linda Dillman, staff writer - May 06, 2009)
Putting a 40 unit senior housing development onto a 2.5-plus acre parcel behind Bolenbaugh Hardware might prove difficult for applicant Fairfield Homes following public opposition during a Canal Winchester Council zoning appeals hearing May 4.
Owned by Trevcor Development LTD, the 56 E. Waterloo St. site-located in the preservation area and bound by Long, Town, and Cherry alleys-was up for appeal following a denial by the Planning and Zoning Commission on April 13. Fairfield Homes asked for a trio of variances, including increasing density from six to 16.5 units per acre and from 12 to 40 units per building; decreasing the one bedroom unit size by nearly 200 square feet and the two bedroom requirement from 1,075 to 957 square feet; and reducing the percentage of open space.
"The proposed Francis Park housing project involves the new construction of a 40 unit affordable senior apartment property on a 2.67 acre site on vacant property...," said Fairfield Homes Development Director Christine Collins in a March 17 letter to council. "Each floor of the mid-rise building will have recreational common space, trash chute, recycling room, laundry facility, and elevator lobby. Primary common space will be located on the first floor and will include a multi-purpose room with party kitchen, game/media room, and entrance lobby."
Staff recommended the village grant the variances, citing alley improvement; increased property values with the addition of the $3.5 million project; improved security within the neighborhood; a focal point for intergenerational involvement; the addition of sidewalks, a playground, and landscaping to an empty lot that collects trash and old equipment; and a fix for low points containing water.
"The use we're proposing is multi-family, which is already approved in the area," said attorney Ray Michalski, who represents the applicant. "The money spent is providing a long-term investment for your community. Senior housing is going to be an important feature in the state of Ohio. There is a recorded restrictive covenant that requires it be used for senior housing and certain income levels and has to be kept for 30 years as senior housing."
Reactions
Village residents-both in person at the May 4 council meeting and on paper-voiced opposition to the project for reasons such as traffic, unit density, multi-family development within a floodplain, lack of direct access to roadways, safety, and loss of greenspace.
"My main concern for this property is there is no way in the world this would not clog up traffic and cause a loss of green space," said Lowell Morris. "This property is used by the townspeople quite often as an overflow for parking, a place for kids to play, public gardens. I feel it would be a loss for the town. This would not be a healthy thing for the community."
Resident Robert Stedman said he worries about the impact during construction and the density of the project.
"Trying to squeeze as many people as possible into a small space is unreasonable," said Stedman. "It is open space without direct access to the street and is surrounded by houses. Nothing makes sense to go in there."
In a letter to Finance Director Nanisa Osborn, Paula Jarvis, an adjacent property owner, felt the density variance requested by Fairfield Homes was inappropriate and below the village's standard, which Jarvis said was already considered inadequate.
"I am concerned about the safety of adding 40 parking spaces and the resulting traffic to a stretch of Long Alley that already has its share of close calls from people who use it as a downtown cut through," continued Jarvis. "When you add in the traffic and overflow parking from visitors, I see this as an unreasonable request and overly disruptive to this neighborhood."
Michalski said, despite the public outcry, the property is privately owned and Trevcor has another buyer waiting in the wings should the project stall. He said the owner has a right to develop the property and the likelihood of the site remaining vacant is almost zero.
"This is going to be a very expensive effort to fit into a difficult site," he said. "There are issues before you that have to do with planning and have nothing to do with zoning."
Michalski said, under the village's own zoning code; a large structure could be built on the site. He said the project was an effort to bring an infusion of income into the village, one that would not burden the school system.
Councilman Victor Paini took offense at the attorney's response regarding concerns voiced by residents and the potential for litigation.
"It seems when an attorney comes here, it's frustrating to hear residents' comments discredited and thinly veiled threats," stated Paini. "To have them discredited and pushed aside is frustrating."
According to protocol, council will discuss findings, recommendations, and comments before ruling on the appeal filed by Fairfield Homes.
Other Canal Winchester news
•Public Works Director Matt Peoples updated the council on a $24,032 grant from the Ohio Historical Preservation Office for a Certified Local Government Grant to rehabilitate windows in Town Hall. Peoples said the grant affords the village the opportunity to restore all of the windows according to preservation office guidelines. Osborn said $90,000 was available across the state and Canal Winchester snagged the majority of grant funding.
•Peoples also reported on the removal of benches in Stradley Place for repair due to damage.
"We had to take out the benches," he said. "The skateboarders got a hold of them and pretty much tore up the edges. We're working with Fairfield County and Sgt. Kern on enforcement. We want to get the word out; we'll get the sheriff to strictly enforce that (damage of public property and activity in an area off limits to skateboarding). It is a concern."
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