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Developer tries again for Hawthorne Valley site
(by Sue Reid - January 21, 2010)
Developer tries again for Hawthorne Valley site
By SUE REID
Developer Fred Rzepka hopes the third time is the charm.
He approached Solon's planning commission last week with his third attempt at developing the Hawthorne Valley Country Club site located southeast of the intersection of Aurora (Route 43) and Richmond (Route 175) roads.
It would be the largest subdivision proposed in the city in the past decade.
Mr. Rzepka, part owner of Transcon Builders, asked the planning commission for approval of a preliminary plat for a 111-lot subdivision on the site, which is zoned single-family residential. The development comply with the zoning, with a one-acre minimum lot size, single-family subdivision.
But the commission tabled the item, saying what was submitted was incomplete.
"You have your homework to do," commission chairman William M. Mazur told Mr. Rzepka. "The city has 180 days to move the project forth from the time that a complete application is submitted. We want to make sure that all the I's are dotted and T's are crossed before we do our due diligence."
"At this point, we won't be reviewing the plan in any more detail until engineering is satisfied that a plat has been submitted that contains the required information," Solon Planning Director Robert S. Frankland said.
In addition, the engineering department will be requesting that substantial alterations be made to the plan in order to bring it into compliance with minimum preliminary plat requirements, he said.
Mr. Frankland said the developer has a broad range of things to look at. "There's a laundry list of requirements for a preliminary plat that's listed in the subdivision code," he said. "Many of those requirements aren't part of what was sent to commission for review."
They include wetland delineations, more information on street design and utility design and an environmental-impact assessment. "Until they get that, they don't have an official application," Mr. Frankland said.
The commission also received a letter in opposition to the project from resident Kimberly Gerace. She said she opposes the plan, because it is a downsized version of the original plan, which Solon voters defeated.
Mr. Rzepka's first two attempts at rezoning the area for a cluster-type development failed on the ballot, most recenlty in 2008. Although it passed citywide, it failed in Ward 5, where the property is located.
Mr. Rzepka appealed the ward veto to the Ohio Supreme Court, which supported the city's method that the issue needs support of the affected ward and citywide.
With Mr. Rzepka's current proposal, no zoning change would be required, although the plan that has been submitted designates several required variances. Primarily, they relate to deviations from the required 100-foot front-yard setback for the proposed residences due to water features and the best location on the individual lot.
"This current plan still shows a higher density (10 homes to 1 acre) than the area could reasonably sustain," Ms. Gerace said. "Another concern is the storm-water runoff and how it will affect the Cleveland Metroparks system."
Wayne P. Repko, project manager for GPD Group, in attendance at the meeting, said, "Our layout avoids any impacts with existing wetlands or Hawthorne Creek, and we have been approved by the U.S. Army Corps of Engineers for that method of development."
Ms. Gerace also asked in her letter what would happen to Hawthorne Golf Course in the future and what guarantees Mr. Rzepka is making.
Mr. Rzepka recalled for the commission that, when he went before the city three years ago with a plan to build cluster housing, it included the maintenance of the course and clubhouse. With the new proposal, he ultimately would be developing every portion of the golf course.
"There was going to be significant open green space under the previous plan," Mr. Mazur said. "A lot more infrastructure would need put in place with this plan."
Mr. Rzepka purchased the golf course several years ago to save it, and it continues to be operated. Hawthorne Valley Country Club had been a private club before switching to a semi-private approach.
Mr. Frankland said it is his understanding it will operate as a golf club through 2010.
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