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Sterling Lakes townhouses due for decision
(by Sali McSherry - February 10, 2010)
Sterling Lakes townhouses due for decision
By SALI McSHERRY
Pepper Pike City Council is scheduled next week to decide on whether to grant variances to the developers of the Pointe at Sterling Lakes, Mayor Bruce H. Akers said Tuesday.
Forest City Enterprises, the developer, was to provide additional data last night (Feb. 10), including market research that would support its claims that there are buyers for the less expensive units being proposed.
Sterling Lakes, under the parent company, Forest City, proposed increasing the number of townhouses at the Pointe, which is located south of relocated Brainard Road. On the north side of Brainard Road are single-family dwellings in the gated Sterling Lakes subdivision. The units would be at a lesser price point, between the low $200,000s and low $300,000s, compared to $400,000 and up.
Planning consultant David Hartt said the difference between the proposed amendment and the current plan is minor, and the most significant difference is the narrower and smaller units proposed to border Interstate 271. Homes already built at the Pointe substantially exceeded the minimum zoning requirements, he said.
Currently, the area is approved for 93 units. Forest City said it has a potential deal with national company Pulte Homes if the development agreement is amended to increase the number to 132 homes. The total number of units in the whole of Sterling Lakes, which is 285, would remain unchanged.
Mr. Hartt recommended moving forward with the phasing plan Forest City requested, possibly with some conditions to be reviewed by council. The project could lose its momentum if there's no new building going on, he said. Potential buyers might have a negative impression that the area is no longer an attractive place to live, he said.
Neighbors, who purchased more expensive townhouses at the Pointe, have told council they are concerned about increased traffic and safety and that their property values would decrease.
Some council members, including Councilwoman Paulette Morganstern, expressed concerns over changing the development agreement with Forest City and the precedent that might create. She said the company has the option to wait until the market improved before building more units. It's not the city's responsibility if Sterling Lakes is having financial issues, she said.
Some members, including Councilman Frederick Taft, said they were open to the phasing plan.
The proposal would decrease the width of townhouse units and increase the density of units within the Pointe, city Law Director Christopher Gibbon had said. The minimum width of an attached townhouse is 24 feet with an average width of 28 feet, he said. The proposal is a minimum width of 24 feet with an average width of 25 feet, he said.
Also, the updated concept plan that was agreed upon by the city and Forest City provides certain parameters within the original concept plan that may be modified.
"The city agreed not to unreasonably withhold its consent of modification in the concept plan based on certain parameters," Mr. Gibbon said. An amendment would be required to increase the percentage of dwelling units in the development from 27 percent to 46 percent, he said.
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