CUYAHOGA FALLS — City Council will host a public hearing on Tuesday, Feb. 19 on a proposal to amend zoning to redevelop a golf course property into a 148-unit townhome community.



Council is being asked to rezone the Sycamore Valley Golf Course property, 1651 Akron Peninsula Road, from E-1 Employment District to R-3 Sub-Urban Density Residential. The zoning map amendment is being requested by Sycamore Valley Development Co. LLC.



The public hearing will start at 6:30 p.m. in council chambers at the Natatorium, 2345 Fourth St.



Following the public hearing, council’s planning and zoning committee will discuss the proposal. If the committee decides to move the legislation forward, the full council would vote on the rezoning Feb. 25, said Planning Director Fred Guerra.



However, an overlay plan the developer must put together will be reviewed by the planning commission on Feb. 20. That plan would need to be approved before council can vote on the zoning change.



If council approves the rezoning, Karam said work would start on engineering drawings. Both planning commission and city council would then have to approve specific plans.



Danny Karam, the project’s developer, said the homes would be about 2,200 square feet and be built by Ryan Homes.



If the project receives the necessary approvals from the city, Karam said his firm will purchase the property from Sycamore Valley Golf Course LLC. He added he is hoping the first phase of the project will happen this year and a second phase will occur in 2020.



"We’ve spent the better part of last year and the better part of the first quarter of this year working with the neighbors, working with the planning department, with multiple engineers, multiple designers to put this together," said Karam.



The planning commission voted 5-2 on Jan. 8 to approve the zoning map change with several stipulations, including a requirement that the developer put together a Mixed-Overlay Conceptual Development Plan. Commission members Paul Colavecchio and Terry Gahring voted no.



"The overlay adds additional requirements that we have to follow," said Karam. "The overlay requirements has us doing three different type(s of) roads, three different type(s of) walkways."



He added the overlay plan will include park settings, courtyards, gazebo areas and walking trails.



Karam said he feels that residential zoning will be appropriate for the area. He noted there is more than 125,000 square feet of vacant space within a 2 mile radius of the golf course property.



"To put anything commercial there is not going to work," said Karam.



He added the golf course property is "surrounded by residential zoning already."



Karam told the planning commission on Jan. 8 that studies found that the best use for the site was a residential development. He said he believes commercial developers are not interested in the site due to accessibility issues.



Greg Modic, who is working with Karam, said the development that was originally planned had 175 units with no flooding issues being addressed and has since been reduced to 148 units with flood control plans. He added his firm is planning to surpass all of the city’s storm water management plan requirements, has a replanting plan to capture sediment, a potential trail system, and will try to use the barn and gravel lot.



Concerns include density, flooding, traffic



Although several residents voiced their concerns to the planning commission, the commission on Jan. 8 backed the zoning map change with stipulations that include the development of an R-M, Mixed Density Overlay Plan that incorporates walkability, connectivity, mixed-use and diversity, mixed-housing, quality architecture and urban design, traditional neighborhood structure, increase density, sustainability and quality of life.



The commission also wants the historic barn and farmhouse incorporated into the Master Plan, as well as a trail and trailhead with future connections to the towpath trail, proposed Mud Brook trail and commercial and retail areas on Akron Peninsula Road.



Sycamore Valley Development Co. LLC. had originally requested a change to R-5 Mixed Density Residential, but the city planning staff found that the proposed development did not completely fit the criteria for the R-5 designation. City staff instead recommended the lower density of R-3 along with the creation of an overlay district, said Guerra. He added the overlay is needed so the developer can build townhomes.



Resident Scott Myers said while property owners do not oppose a new development, they would like to see good decisions made. Myers noted he felt high density zoning was not the best use of the land. He said he appreciated the city’s desire to preserve the barn and asked that officials include the farmhouse in the preservation efforts.



Resident Gina Burke said she and her neighbors are concerned about their property values declining and felt their opinions were not being considered. Resident Jack Dies said he was concerned about flooding and water issues, as well as an increase in the amount of traffic entering and exiting Akron Peninsula Road. Resident Jim Yanock said there is a flooding problem in the area and asked if the city could delay the rezoning vote.



Resident Chris Roman said she felt the development would not fit the character of the area and claimed it did not conform with the city’s Land Use Plan.



City Council member Russ Iona (R-8) said he understood residents’ concerns and that they wanted to see specific plans, but emphasized Modic has previously shown he is willing to go beyond requirements in other developments he’s handled.



Colavecchio said he felt residents made sound arguments against a residential project and added he believed the neighbors wanted to see a compromise on the issue. He noted he wanted to see a comprehensive plan before any zoning changes are made.



Commission member Ed Monaco said he felt most developers would not invest in this site, which would mean a lower cost building would end up there. He said he felt a residential development is a better option than an industrial option, which is what the current zoning would allow. Commission member Robert Habel said he felt rezoning for a residential purpose would be the best use of the land. Under the current zoning, Habel said the city would not be able to stop the construction of storage units on the land, which he felt residents would oppose.



Reporter Phil Keren can be reached at 330-541-9421, pkeren@recordpub.com, or on Twitter at @keren_phil.