The reason people move to Auburn is to get away from all that. – Lew Tomsic
More than 200 Auburn Township residents loudly and sometimes rudely opposed a developer’s recent proposal to build 110 apartments at the intersection of state Route 44 and U.S. Route 422.
It was standing room only Jan. 14 at Adam Hall where the Auburn Township Board of Zoning Appeals heard Redwood USA, LLC’s four appeals for variances to allow construction on about 30 acres of undeveloped land at the southeast corner, which is owned by Six Dog Holdings LLC.
Chardon attorney Dale Markowitz represented Six Dog Holdings, owned by Robert Brosnan, and, with five experts on his team, argued the seven parcels — some currently zoned for office space and others for a gas station or industrial use — cannot reasonably be developed for those purposes.
“This type of use (apartments) is appropriate for the zoning and the community,” he said, speaking to a restless crowd.
The property has been idle for 20 years, even during the years Bernie Kosar owned it before losing it to foreclosure, Markowitz said.
“Nobody has found a way to develop it,” he added.
Bob Dyer, director of acquisition for Redwood’s corporate headquarters in Independence, said the company has developed about 100 single-story apartment complexes in eight states since 1991.
“The key is to make each (apartment) as much of a single family home as possible,” Dyer said. “The biggest group of folks who live in our communities are empty-nesters. The average age is 51.”
The two-bedroom units house an average of 1.63 people and the complex is not designed to be attractive for families with children, he said.
Seniors are the most common occupants with young professionals being the next largest group, Dyer said.
Although 3.5 dwelling per acre seems like high density for Auburn, that is low for a typical Redwood community, which will have 12 to 14 units per acre, he said.
Emily Braman, president and chief appraiser at C. P. Braman & Co., Beachwood, explained the findings of a study she conducted on the acreage.
“If there was a demand, (someone) could put a factory right there with no (zoning) changes at all, but it’s not a desirable location for a new factory,” she said, adding demand for offices is decreasing in the county.
In addition, because of the special needs of the property, rent would have to be $6.70 per square foot to cover construction costs, which is twice what companies expect to pay for industrial space, Braman said.
“Office and manufacturing are not feasible,” she said.
The 12.8-acre parcel backs up to LaDue Reservoir, owned by the City of Akron, and can be connected to the fairly nearby wastewater treatment plant.
BZA chairman Bob Stewart noted there is no city water, so area wells could suffer. Dyer said Redwood planned to drill two wells for the complex and, because of the proximity of the reservoir, no shortage for anyone was expected, adding the plan is to bring on five to 10 units a month.
When residents asked if the apartments would be low-rent or Section 8 housing, Markowitz said the rent on apartments would be $1,500 to $2,000 per month.
“Redwood specializes in long-term investing in apartment dwellings for people who live here and want to change their housing options,” he said.
Historically, Redwood apartment residents come from within three miles of where the units are built, Markowitz said.
Residents peppered the speakers with questions throughout the presentations regarding the plans to fill in some of the wetlands on the parcels — if allowed by the government — an increase in traffic on a busy road, the need for additional law enforcement in a township without a police force, a potential increase in students for Kenston Schools and the construction’s affect on wildlife.
Only one of six adjoining land owners attended the hearing.
BZA member Lew Tomsic asked a variety of questions and was outspoken about the community’s opposition to having high-density apartments built.
“The reason people move to Auburn is to get away from all that,” he said. His comment was met with loud applause and cheering.
BZA alternate member Michael Varley said he would like to see some input from the U.S. Army Corps of Engineer on the filling in of wetlands, from the U.S. Fish and Wildlife office regarding the possible need for an eagle permit since eagles nest in the area and from the City of Akron, which owns LaDue Reservoir.
“I can make sure the federal government is very comfortable coming to our community to give us their assessment,” Varley said.
The board voted against Redwood’s four variance requests, which were to allow attached dwellings, units smaller than 1,200 square feet, front yard setbacks of less than 125 feet and the proposed development to adjust the riparian setback requirements, according to BZA secretary Jane Hardy.
The meeting adjourned about 11:30 p.m., she said.
