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Proposed sports park strikes out with neighbors
(by Joseph Koziol Jr. - October 29, 2009)
Proposed sports park strikes out with neighbors
By JOSEPH KOZIOL JR.
It offered it all -- badminton, baseball, football, basketball, golf, soccer, tennis, lacrosse, skating, volleyball and snowmobiling.
But the more than 200 neighbors of the proposed sports park at 7139 Mulberry Road in Chester Township were not in the mood for fun.
"Put it in your back yard," was shouted from the crowd that turned out last week as Chester's board of zoning appeals heard the case for the park.
Vincent Benander, a retired math teacher from St. Ignatius High School, in Cleveland, has proposed the sports park on a 60-acre parcel off Mulberry Road in the northwest corner of the township. He submitted his application in August and needs variances, including a use variance, to locate the park in the residential district with 5-acre minimum lot sizes.
The proposal drew interest from Chester, Gates Mills and Willoughby Hills residents who would be living near the complex.
After moving the overflow crowd from a lecture hall to the cafeteria at West Geauga High School and three hours of questioning by the board and the audience, the board recessed the meeting until a tentative date of Nov. 17.
On a couple of occasions, board members reminded residents to show courtesy toward Mr. Benander, rather than shouting at him during his presentation.
The board questioned Mr. Benander on whether variances could be justified for the project. Those questions revolved around whether the permitted uses for the property would allow it to be economically feasible, whether it would adversely impact adjacent properties and whether unnecessary hardships exist with the property to justify the variances.
The park, with its proposed 525 parking spaces, only would increase traffic from 2 1/2 cars per minute to 4 1/2 cars, Mr. Benander said. He said he performed the traffic study himself.
He said the proposal would not negatively impact neighboring properties, because it would be a family park. "It's the kind of place I would take my family to," Mr. Benander said. "This would be a feather in the cap of Chester Township."
He said he selected the property while out on a drive with his wife. He said the property is large enough and relatively flat. He said it would offer added revenue for the township and not tax its services. Mr. Benander also promised to use the most sophisticated lighting system to prevent light from spilling out onto neighboring properties.
Mr. Benander said operating hours would be from 6:30 to 10 p.m. from early May to the end of October and could draw up to 500 people.
He continued to say that he would not bring the park to the township if it was not wanted there by the community. "We want to come to a community where we're wanted," Mr. Benander said.
When board member Linda Betzer asked whether the permitted uses for the property were no longer economically feasible, Mr. Benander said, "I may have misread it, but the land is perfect for this."
Mrs. Betzer also asked whether Mr. Benander had done any studies to show water runoff, water supplies and septic needs. Mr. Benander said he would do the studies, but only after receiving the variances. He said he would not buy the property without the variance.
He said he would likely not fight the variances beyond the board's decision. "Will we go and appeal it to the courts, probably not," Mr. Benander said.
When asked what unnecessary hardship he faced with the property, Mr. Benander said he couldn't do what he wants to do without the variances. When asked if he had created his own hardship, Mr. Benander replied, "I suppose you could look at it that way."
Asked if the park will change the character of the neighborhood, Mr. Benander said, "I guess the answer is yes. If they're sports enthusiasts, they would love it."
Mrs. Betzer said it appeared the park would be out of place for the residential neighborhood. "You would be a spot of commercial activity in an established residential district," she said.
The board also said that virtually every other aspect of the park, such as light posts and parking spaces, also would require additional variances.
"Thirteen, 27, pick a number," board member John Swartz said. "It will take more variances to do what he wants."
During public questioning of Mr. Benander, several residents offered alternate locations for the park, which Mr. Benander said he welcomed. One resident proposed moving the park to an 11-acre site at the southeast corner of Mayfield (Route 322) and Caves roads, where an ice-skating rink had been proposed but never built.
Residents also asked if the proposal would be abandoned if residents did not want it.
"If we're not wanted here and we don't get the variances, yes, we'll go away," Mr. Benander said.
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