P&Z: April 19 2018

Planning & Zoning Commission
Workshop Meeting Minutes
Mayfield Village
April 19, 2018

The Planning and Zoning Commission met in workshop session on Thurs, April 19, 2018 at 7:30 p.m. at the Mayfield Village Civic Center, Conference Room for a meeting of the Planning and Zoning Commission. Chairman Syracuse presided.

ROLL CALL

Present: Mr. Vetus Syracuse (Chairman), Dr. Sue McGrath (Chairman Pro Tem), Mr. Paul Fikaris, Mr. Jim Farmer, and Mr. Jim Kless

Also Present: Mr. Anthony Coyne (Law Director), Mr. Tom Cappello (Village Engineer), Mr. John Marrelli (Building Commissioner), and Ms. Deborah Garbo (Commission Secretary)

Absent: Dr. Stephan Parker (Council Rep), Mr. Joseph Saponaro (Council Alternate), and Mayor Bodnar

PROPOSAL:

  1. Skoda Construction, Inc
    • Preliminary Concept Approval to Revise Zone Map of Mayfield Village so as to Amend the USE Classification of 6.93 Acres of Land.
    • U-1 Single Family Residential District to Planned Residential Development District (PRDD).
    • Parcel Numbers: 831-10-019, 831-10-007 & 831-10-006

OPEN PORTION:

Chairman Syracuse called the meeting to order. This is a workshop meeting of the Mayfield Village Planning & Zoning Commission, Thurs April 19, 2018. We have one proposal in front of us this evening. Mr. Coyne, I’d like to ask you to start off by explaining what we’re here to do tonight and what the process will be for this for recommendation to Council.

  • Process to Amend USE Classification by Law Director

Mr. Coyne explains, pursuant to the ordinances and Charter of the Village, rezoning measure such as this has to be approved by the voters at a public Election, in this case it would take place on Nov 6th. The process set forth requires the Planning Commission to review the zoning proposal which has been drafted in ordinance form and to have a discussion with the applicant. You will then have a vote at your next regular meeting. That vote will be to move the legislation on to Village Council. Village Council will schedule a Public Meeting and that would be the hearing on the zoning measure. It requires three (3) Readings by Council. After that Public Hearing, Council can vote to place it on the ballot. The submission deadline to the Board of Elections is Aug 8th. Current schedule of meetings is as follows:

March 19th First Reading of Ordinance at Council (done)
April 16th Second Reading of Ordinance at Council (done)
April 19th P & Z workshop (done)
May 7th P & Z Vote Meeting
After May 16 Schedule a Public Meeting (it must be at least 30 days after the 2nd Reading)
June 4th Tentative Public Meeting date at Council Caucus
June 18th Third Reading of Ordinance at Council and Vote by Council
August 8th Submission deadline to Board of Elections
Nov. 6th Election Day

Mr. Coyne said, today we’re here to discuss with the applicant present, to hear exactly what the zoning measure involves. He’s gone to the trouble, although not required to per the code, to put a site plan together, he can present that to you. He tried to comply with the zoning code to present something like this. Should the voters approve it, he would come back to apply to develop this. He would then have to comply with more formalized plans that would be reviewed by the Building Dept and Engineer and proceed from there. That would be the time for any height scrutiny on design issues or any site plan issues. You’ve got that approval process.

Again, this is an opportunity for Planning Commission to weigh in on the proposal. To see if the developer has a view of making changes to the site plan or for you to understand the exact location, the properties that are nearby it, the zoning that’s adjacent to it and to discuss that with the applicant. You’re not going to vote this evening, you will at the next meeting on May 7th. You can also comment whether you’re for the zoning measure, whether you want to recommend it be approved by the Village Council. Or you could also say that you’re not sure you’re for it, but you’re going to move it to Village Council for them to take direction.

  • Presentation by Chris Skoda, Developer

Chris Skoda, 6317 Kenarden Dr, Highland Hts 44143. I’m sure a lot of you are familiar with this. We have this property that we own or have some under contract, just west of the Baptist Church on Highland Rd, just shy of 7 acres. What we put together is in our view more of a concept. I’m not saying this is exactly what we would build, but I think what we’ve drawn here fulfills the ordinance for a Planned Unit Development. Preliminarily, the way it lays out now, we’d like to maybe curve the street. We really didn’t want to spend any more money on the site plan until we get the approval. Everything you see here would fit on the property and would fit the codes & ordinances required for it.

We’ve had a large amount of people that are for this. We originally were going to do signatures to put it on the ballot. We easily had 140 plus signatures from people for it and I actually have 26 people that want to give me a deposit, but I can’t take the money right now because I don’t have the approval.

There’s a high demand for this. It’s going to be in our view more of a Senior Community. I really don’t see this as a kid friendly type of a neighborhood. It’s a smaller driveway, smaller lot and really one floor living for the most part.

Mr. Marrelli asked, Chris will you explain to the Board who owned that property and how you obtained it.

Chris Skoda explained, Premier Development retained his portion of land that he was able to build on and sold us his residential portion which is about 330’ long. Then, the other piece of land was owned by Mayfran Industries. Mayfran did the same thing. When we first met, we did a lot split. That was so they could retain a portion of land they could build on and sold us their residential portion. Then, the property owner right next to this property, sold us this ¾ acre residential lot. We bought that primarily and having discussions with the Mayor thought of maybe having some bigger ranches. So now we have bigger backyards for these houses here, so we could make them bigger and deeper if we wanted to. Again, it’s a concept drawing but it all fits with your ordinance for this type of development, but we still have some work to do.

  • History of Zoning by Building Commissioner

Mr. Marrelli stated, the commercial properties on Beta had property that extended from their backyard all the way to Highland. It was a two tier zoning. It was commercial to that back line, then it was residential. Neither of the businesses had any real use for this property because it would have to be rezoned commercial which would have then put either more buildings on Highland or parking lots on Highland and driveways out onto Highland. The thinking was there’s no way that the public is going to say go ahead and rezone a piece of Highland Rd to commercial. So that left us with 7 acres give or take of residential property basically unusable unless somebody decided to build maybe 3 houses on it. This project then comes along and kind of fits in my mind, into that transitional zone which is the whole reason that we passed the Planned Residential District Development to start with. It was to transition between business and single family. We had basically unusable property that was just growing grass and now we have something that could benefit the citizens who are apparently wanting single family new homes in town and there’s pretty much nowhere to put them.

Chris Skoda said, a lot of people we talk to want to get out of their big houses.

Mr. Marrelli said, and they don’t want to take care of the lawns and the landscaping.

Chris Skoda said, this would be a Homeowners Association. Their driveways would be plowed and their grass would be maintained. It would have that type of living.

Chairman Syracuse asked, would the Village be responsible for snow removal?

Mr. Marrelli replied yes, if the street gets dedicated. 

Chris Skoda said, I would plan on dedicating the street.

Mr. Marrelli said, we had that same issue with SOM Court. Initially it wasn’t going to be dedicated, then Judge Krenzler asked us to take it. We thought it was wise because the people that live there are tax payers and they’re going to want service. We took it over.

Chris Skoda said, I presented at the Citizen’s Advisory Committee last month. Somebody brought up snow removal. I don’t know how SOM Ct. does it. If we dedicate the road, we won’t have these parking areas. So we would have areas that we could possibly have an easement to dump snow. That might help on really bad days.

Dr. McGrath said, it’s that way for any cul-de-sac.

Mr. Coyne said, the guidelines for the Commission are in Code Section 1159.01; Intent. This type of zoning is to promote a more efficient use of land, it really is. It’s also to accommodate a user, likely an empty nester that would move in here, and taking into account that with empty nesters it will significantly increase the property tax for the school district and not impose much of a burden because there probably won’t be many kids living here. That’s some stuff to keep in mind.

Chris Skoda said, like I said I have 26 people that don’t have kids that already want to move here.

Chairman Syracuse asked, of those 26, how many of them do you know are Village residents? 

Chris Skoda replied, let me qualify by saying, if they’re sincere. A lot of people we got signatures from expressed they were interested in a lot. I also have a handful of people that live in Aberdeen that want to sell their huge houses. One of the ladies said she has three friends that used to live in Mayfield Village and said they would want to come back and move into one of these. 

Chairman Syracuse asked, if this were to be denied, what would you do with this land?

Chris Skoda replied, I obtained the signatures I needed for the ballot process. I started that because I thought it would save a lot of time. It just didn’t work out. The forms I had, I had done something incorrectly so I couldn’t use them. So if you deny it, I’ll just go back and get the signatures and push it on the ballot.

Chairman Syracuse asked Mr. Cappello and Mr. Marrelli, how would this affect the traffic in the area? Will there be a stop light?

Mr. Cappello replied, no stop light, you’re talking 26 residents. This is very similar to SOM Court.

Chris Skoda said, the people I’ve talked to that live in the area, if they need to get on the freeway, they take Alpha Dr.

Mr. Fikaris said, you said you would proceed with the signature process. You said you had an agreement to purchase this property. If things didn’t work out either way, you would not purchase this property?

Chris Skoda replied, I own one piece, this piece here. And I’m actually closing on Mayfran. The only piece I can hold off on until Nov is this small one.

Mr. Fikaris asked, a development of this size and you being in the industry, let’s say you had 3 or 5 offers on the table, would you proceed with building?

Chris Skoda replied sure, our plan would be to put a model up right away.

Mr. Fikaris asked, you would build to suit at that point?

Chris Skoda replied, not to suit. Like SOM Court, most of these buildings will look the same somewhat. Not entirely, because some have front entrances, some side entrances, they look a little different. They can change the floor plans around a little bit if they want to. Some could have a 2nd floor, they don’t have to have a 2nd floor.

Mr. Fikaris asked, you wouldn’t build unless you had a buyer?

Chris Skoda replied, with 26 houses, I hope I could find buyers.

Mr. Marrelli said, SOM Court just so you know were presold as they were being built, except for middle parts, there were a couple triplexes where the middle was empty but the two ends were already sold. They didn’t put anything up until it was sold.

Mr. Cappello asked Paul, are you asking if he’s not going to start the project unless he has all 26 units sold?

Mr. Fikaris replied, he says the demand is there, he carries the risk.

Mr. Cappello said, I don’t know how many units were sold at SOM Court before the Judge actually started construction.

Mr. Kless asked, how long will it take to do the build out?

Mr. Cappello replied, several years.

Mr. Marrelli said, don’t forget there was a downturn in the industry, a low there where nobody was buying anything and everything came to a halt.

Mr. Cappello said, SOM Court started in 2005/2006. Last year they built out their final 25th or 26th unit.

Mr. Marrelli said, as the economy turned around, all of a sudden things got hot over there again.

Mr. Cappello said, he did a bunch of 3-units, the middle units weren’t selling. Personally, I like this double & single better.

Chris Skoda said, I might even drop off a couple of units in here, something we’re playing with. 

Mr. Kless asked if the units meet the density.

Mr. Cappello replied, I think it’s 4 units per acre, he’s got just under 7 acres and 26 units. He’s fine.

Chairman Syracuse said, one other item that should be noted with regard to this project, it’s on the website you put out at www.grovewalk.com. John, if you could let us know if this is accurate. It says currently Mayfield Village has about 3400 residents and if we get to 5000 then we lose our status as a village and we become a city. We’re anticipating 2 people per home with this, could be more or less and then there’s the new Artis Memory Care Facility going in on NCB with 70 some residences.

Mr. Cappello replied, you’re safe, you’re still under 4000.

Mr. Marrelli said, you’re probably aware that the Village Master Plan is being redone. One of the big pushes was this kind of living area. 

Mr. Fikaris asked if this concept is more similar to SOM Court, Aberdeen or Stone Creek.

Mr. Cappello replied, probably more similar to Stone Creek in Mayfield Hts.

Mr. Fikaris said, it would be interesting to know the occupancy rate there. One point of view that I can’t get my head around is these houses could be similar in size to what people are moving out of and if you look at the square foot prices, it’s pretty similar to what they’re living in. The demand is to move out into smaller and not necessarily more expensive and remain in the Village.

Mr. Marrelli said, price points at SOM Court were $350,000 to $400,000. Some of those people downsized, some upsized. They wanted new.

Mr. Cappello asked, what’s the square footage here?

Chris Skoda replied, about 2500 sq ft.

Mr. Cappello asked, what does our code require?

Mr. Marrelli replied, 1800 sq ft minimum ranch & 2500 sq ft two-story.

Mr. Coyne asked, you’ll have a Homeowners Association under fee simple units? Would there be a common maintenance program for all the units or would each homeowner be responsible separately?

Chris Skoda replied, common maintenance. There’s actually no relation between what it cost to build something new today and what an existing house costs. I’m probably moving here myself. I live in Highland Woods, a big house, kids are gone, and I don’t need it. It is almost a trade. I’m going to sell my big house for $400,000 or $450, whatever I get and it’s going to cost me that much to live here. You can call it downsizing but if you’re trading, you’re trading to something new. The last two homes in SOM Court I think sold for $440,000 & 460. Construction prices are up across the board. Skilled labor is tough to get right now and material prices are 20 – 30% up. Yes, it is our burden. I wouldn’t be in it if I thought it was going to be an issue. Certainly, we’re going to spend millions of dollars here that we need to resell and get back. I just finished a 2400 sq ft ranch and got $470,000. That’s what it costs today.

Mr. Fikaris said, John alluded to the Master Plan. That stretch of Highland Rd. has only got 5 houses on it. Do you have any plans for the next lots?  

Chris Skoda replied, there are 3 parcels going towards the freeway that potentially could be developed. I think they’re going to be too expensive. You’ll probably have to spend $1.5 million to $2 million to get that land. I paid $240,000.00 for this. I don’t know that anybody could really ever afford those properties for development. You’d have to let somebody rezone that commercial property in the back of those houses.

Chairman Syracuse asked if anyone had any questions or comments.

  • Detention

Al Meyers 6493 Highland Rd directed his question to Mr. Cappello. There’s 23 houses on the sewer now, 8” line.

Mr. Cappello replied yes, that’s more than sufficient.

Al Meyers asked, and the storm water?

Mr. Cappello replied, storm water would be detention. It’ll go into the existing system, there’s a pipe that crosses Highland Rd.

Chris Skoda said, I know there was an issue that when it rained it flooded this Church drive.

Mr. Cappello said, the sanitary sewer is at capacity, the water main there is 16”, those two aren’t an issue. Storm water would have to be designed to not discharge any more than the rate of flow. There’s a critical storm method they use. For something like this it would probably be at least a 10 year if not a 25 year critical storm which is extremely restrictive. So you’d have to have a pond or retention pond sized to handle the increased volume. You can never decrease volume of runoff because when you go from grass which is very pervious to pavement which is impervious, you’re going to increase the volume. But, the control is the rate in which it discharges. That’s why you store the difference and run it our slower.

Al Meyers said, I’ve been trying to watch where the water’s going. If you look at the land, the land runs east, but the water runs to the south, I’ve got pictures. It’s coming across towards the retention but then it runs back up south, there’s a ditch dug in and it just overflows.  

Mr. Cappello said, that’s something he has to address. We’d also have to look at the system that goes under the driveway. That could be a blockage there that’s causing the water not to get out and then back up.

Mr. Marrelli notes that the Church’s driveway is below the road. I think that ditch goes to the back. I think they have it tipped that way to dump in the woods.

Al Meyers said, the question is southwest, there’s so much water that’s trying to get to that corner, I don’t know how you’re going to drain that retention.

Mr. Cappello replied, not having the topography in front of me, I believe what happens is, there’s a drive culvert that goes underneath the Church driveway which should be draining this.

Al Meyers said, it’s doesn’t go up there, that’s what’s weird about it.

Mr. Cappello said, those things can all be addressed by the developer.

Chris Skoda said, this proposed retention pond will actually help the water situation over there. Right now it has nowhere to go.

Al Meyers said, the elevation of the road to the back of the Church is back 3’ or 4’ higher.

Mr. Cappello said, once we get the topography, we’ll look at it. The burden of that goes on the developer.

Mr. Coyne said, the reality is this is just the “Use” decision. No permit will be issued until Planning Commission approves the final site plan and the design after the zoning gets changed. That building has to bless every aspect of engineering standards. 

Chris Skoda said, I think this basin will actually help the problem.

Mr. Cappello said let’s remember, that’s a concept, that’s a pretty picture with front, side & rear yard setbacks to come up with the units and estimated size of that retention pond. After he goes through everything, he may not have unit 24, he might have to make this pond bigger. It’s going to have to work so it meets all requirements.

  • Floor Plan Options

Chairman Syracuse asked Mr. Skoda to explain the layout options.

Chris Skoda said, again these are just concepts. As far as I’m concerned, if the Village has a problem with these units, it doesn’t have to look like that. This was a drawing of something attractive that could possibly be built here. There are two different units, a ranch and a second story and they could be interchanged. This one will have a front entry, this one a side entry. Again, these are more so for first floor living.

First Floor: Dining room, Living room, Open Area Spaces, Master Bedroom, Master Bath, Laundry room, Office, Den/ optional Guest Room. There’s an optional roof.

Second Floor: Second floor could be optional. There’s room underneath the roof to add two Bedrooms and a Bath. People have said they like this for when their grandchildren come over, they have somewhere to sleep.

Layouts are all pretty similar, closets could be moved around, but the primary spaces of Dining Room, Kitchen and Master are pretty much the same in all the units. If they want, they could have in the back a Covered Patio, Fireplace or Cooking Station. Because of the design of this roof, you could extend that out and make this a cover, there’s different options. This one here has a Galley Kitchen. For the most part, they’re pretty consistent. We plan on having basements in all of them, that’ll be an option if they want to finish the basement or not.

Dr. McGrath said, people with kids will want these too.

Chris Skoda said, I can’t stop them. What makes it not attractive for families is you don’t have large driveways, there’s not much of a yard.

Dr. McGrath replied, that’s not big anymore. They all play soccer and do different things.

Chris Skoda said, I could make this a 55 & older dedicated community but the problem I see with that is if I go to resell it, I’m stuck trying to find someone in that age group to buy it.

Mr. Marrelli asked, on the cul-de-sac part, would you have any homeowner restrictions on them trying to widen driveways and make more parking areas off the concrete? Because later they’ll come into my office and say they need to pour a pad because they have 6 cars.

Chris Skoda replied, we’ll work with the Village on concerns and we’ll have our own set of Deed Restrictions. 

Mr. Kless stated, you’ll have a Homeowner’s Association that’ll restrict a lot of things too.

Chairman Syracuse asked, any other questions or comments?

  • Comments by Stivo DiFranco, Highland Rd Resident

Stivo DiFranco 6580 Highland Rd said, don’t take this personally, I may be the only one that speaks against this. I want to bring up some reasons why I think that this is probably not the right idea for this location.

While I’m not opposed to developments and developing the area, I think it’s a good idea to develop this area. I think what we have here is a situation where we have a developer coming in and is really trying to cram in what I would consider high density housing into an area that there are other properties around it. Paul, you mentioned this as well, what happens when those lots sell and what do you then carve in there and it looks different from what’s here.

A better development where you can incorporate all these properties on Highland Rd I think would be more appealing. Chris, the development that you’re in, you’ve got an area of land that was dedicated for a large development, it’s a very nice development, probably one of the best developments on the east side of Cleveland. Right now what we have here is 7 acres of land that’s available to be developed and it’s carving it into a small area where there’s more around it that can be done. At some point, some day, something will be done and it won’t match, it won’t fit with this.

Looking in terms of a Master Planning side of it, I sit on the Master Plan Committee, planning this out a little bit further and thinking about what happens when the rest of it develops in the area. I do believe this is high density housing. I do believe it’s a situation where you’re going to open it up for additional developments like this that may not carve in quite right. And you’re starting to increase the population density in Mayfield Village.

I know the thought here is that Senior’s will be living here, you can’t guarantee that, nor can you guarantee that Mayfield Village residents are going to be guaranteed a house. Anybody can come in here and buy a house anywhere. As the community says I want to downsize and stay in Mayfield Village, they could legitimately be priced out. So I’m going to sell my home in Mayfield Village for $250,000.00 and here we’re at $400,000.00, I can’t afford that now, but other people from other communities can come in here and reside here. Now, they’re stuck in the homes they’re in in Mayfield Village, they’ve gotten priced out in their own community.

The SOM Court development, there was probably nothing else they could have done in that location, Judge Krenzler did that development in there. There are other options on Highland Rd. There’s a broader thought here. Right now we’re squared in on this 6 acres right here. Back away, there’s a Church next door and other properties that are large lot sizes. There’s an opportunity to split those lots and you could go from commercial to residential. There’s a process, but it takes broader planning.

As I’m talking to Senior’s around, I hear the same thing. They want to stay in Mayfield Village, they like this idea, it’s shiny and new, I get that concept. But again, they’re not guaranteed anything here. It could very well be they get priced out of the market. I did see some two-story concepts in here. Typically with Senior Living, you think of one-story units, ranch style homes and first floor Masters. When you think of Senior Living, you generally don’t want to go upstairs anymore, although I get the concept that Grandchildren want to sleep over.

I agree with Dr. McGrath, you can’t guarantee that families won’t move in here. This is sort of what people want today, the soccer fields are right there at Parkview, you don’t have to play in the backyard. I’ve got a huge yard on Highland Rd and my kids don’t go outside, they’re playing on video game systems just like all the other kids. When I spoke to the guy that fertilizes my lawn, he goes to all these type of developments, he said kids just don’t play outside, people have these big beautiful yards and kids just don’t play outside anymore. So, this could very well be an area where families will come. Then you’re not talking in the 52 range of people, you might be in the 100’s.

If you start putting more of these type of developments in Mayfield Village, which there are still large lot sizes along some of the roads here, we can get into more of these type of developments.

Back to the point of planning for something bigger and better in this area. I understand where you’re coming from in terms of that you’re a developer, you’re coming in here and you’ve got an opportunity here, an opportunity to make money. It’s an opportunity for the Village too for folks to come in but it’s an opportunity for others to come in as well and move into the community which is desirable.

We talked about snowplowing. There’s probably rubbish collection also that might be a problem down this type of road. How do you get the big trucks down there? The mail delivery seems a little bit awkward.

Mr. Coyne states, these are all design issues that have to be addressed by the Planning Commission, Building Dept and Engineer at that time.

Stivo DiFranco replied, I understand and I appreciate that. The point of my conservation here is that I think I understand what the Planning & Zoning Commission needs to do, is to make a recommendation to Council to put it on the ballot. My hope is that you would not recommend it to be put to Council with this concept. Once you start down that road, Council is probably likely to put it on the ballot and the ball starts rolling with that. There are other options certainly that Mr. Skoda can pursue as well. As a Village, we have to really think about what we want to do within our community ultimately, how we want our community to look and what opportunities are out there for us. Once it’s done, it’s done. It would be great to have you living here as a neighbor, but once Mr. Skoda’s done with this as a developer and has made his money, it becomes the Village’s problem, whether it’s the trash collection or plowing services or whatever comes with it. A Homeowner’s Association usually comes with a fee as well, so there’s going to be a fee on top, so that has to be considered as well.

Stivo DiFranco concludes, my point of all this is to say that I’m not opposed to development here because I live on Highland Rd. I’m interested in developing here but I think it has to be the right kind of development thinking through to the future what the rest of the area would look like in the future. My home, I love where I’m at just down the road. The point is that these things could go elsewhere. 

Mr. Coyne asked Mr. DiFranco to identify his house on the site plan.

Stivo DiFranco points out his property at 6580 Highland Rd. I have 1 & 1/3 acres, my neighbor has 1 & 1/3 acres as well. You can see there are other properties that are larger in lot size that could be taken over. If you think about this in terms of utilizing this entire area, in terms of a bigger development that allows for a better planning associated with this. This will develop some day, these are large lot sizes and they’ll eventually be sold. Something will go there, what will it be? It won’t match what’s here.

Mr. Skoda addresses Mr. DiFranco comments regarding the land. Initially we thought of buying the Church and the 3 houses in addition and finish the whole side of the street. I offered the Church $600,000.00. He came back and wanted us to at least double it. I said I’ll give you $1.2 million. They said they won’t sell. There’s a young Pastor there and two Deacons in their 80’s. If I could have bought something and incorporated it with this inexpensive land I bought, it would have worked. But, to pay $1.5 or $2 million dollars for this, the numbers don’t work. Could it develop into something? Sure, might be 10 or 20 years from now. That doesn’t mean this piece of land should just sit for that long. If the Church didn’t take $1.2 million, they’ll never get that offer again. They can’t build enough houses there, they only have just about 5 acres. It kind of locks it up. This piece here, Mayfran owned and sold us. They don’t want to sell this part here, they want to retain that if they ever want to do a parking lot or something, that’s theirs forever. 

Stivo DiFranco said, I understand people want money for their land. You’re a developer, you’ve been through this many times. The point I’m trying to make is we have this carved in here now, it doesn’t match what’s around it and someday the rest of this will likely fall. What will that then look like and how will that develop in that area. The alternative is it sits vacant. That’s the point I’m trying to make in terms of planning, planning what happens in Mayfield Village on Highland Rd. Thinking to the future and not just what’s shiny and new right here. 

Mr. Marrelli said, not to interject but this PRDD type of zoning was put on the ballot in 2002/2003. Village wide people said yes, this is the kind of development we want. We wrote the ordinance, it went to the ballot and the voters said yes overwhelmingly.

Chris Skoda said, the other side of that was, the impression I got from everybody I talked to said “don’t make that too big”. Then you’re really going to start the population increase.

Mr. Cappello said, back to the population increase, you’re nowhere near becoming a city. The only time that would ever happen is if you start going vertical. There’s not enough land left.

Stivo DiFranco interjects, but there is. There are older homes on the other side of Highland Rd. that could very well develop into this sort of thing.

Mr. Cappello said, if you develop all of Highland this way, you’re still never going to get near 5,000.

Stivo DiFranco said yes, they’re shallower lots but Progressive owns the lot behind it, it’s commercial. It doesn’t mean that it won’t ever sell as residential. There’s still large chunks of land. It’s about planning the community out effectively. I’ll go back to the plan done in Highland Hts, that was planned out very well and it’s a residential development.  

Mr. Coyne asked, you’re not implicating for that, are you? If you sell these and did a PRDD in total, you’d be looking at maybe 100 houses, you’re not suggesting that are you?

Stivo DiFranco replied, it could be. It could be something similar to this, could be something separate from that, could be a combination of this and single large family homes, similar to what’s in the Aberdeen area, mixed living.

Chris Skoda said, we didn’t want to build any big houses here, that was the whole purpose of this land. 

Stivo DiFranco said, this concept is for the Senior thought. These homes are not guaranteed for anybody in Mayfield Village. When people say I live in Mayfield Village and I’m going to sell my home and downsize and pay more money (double the cost). It may not be something the Village residents can actually afford.

Mr. Marrelli said, somebody on Village Trails may disagree. They may say I’m going to sell my 6,000 sq ft house for $750,000 and move into one of these for $400,000 because I’m tired of landscaping.

Stivo DiFranco said, it’s one of many arguments I make.

Mr. Marrelli said, it’s up to the voters.

Stivo DiFranco said, I’m asking that you think about whether or not you bring this forward for Mayor and Council to put on the ballot. If the arguments are valid, and you think they’re where we should be, then you don’t bring it to the Mayor and Council to bring to a vote of the people. They just have to go a different direction. At least then the community as Planning & Zoning, Mayor and Council are not in favor of this, if they are not in favor of this.

Chairman Syracuse thanked everyone for their comments. Our vote on this will be at our regular meeting on Mon, May 7th at 6:30 pm.

There being no further business, the meeting adjourned at 8:30 p.m.