Loveland, Ohio – Near the end of this week’s public hearing, Planning and Zoning Commissioner Rob Weisgerber made a motion to not recommend a zoning map change to City Council. Weisgerber, Andy Bateman and Chairman Mark Redmond agreed with Weisgerber and voted “Yes” David Parker voted “No”. Commission Member Brian O’Neill did not attend the meeting.
The meeting was held to consider whether 12 homes should be built on Riverside Drive in the West Loveland Historic District on the bank of the National and State Scenic Little Miami River.
The full-capacity, standing room only, flowing into the hallway crowd.
The P&Z recommendation will now be delivered to City Council where there will be another public hearing. Upon completion of the public hearing, City Council may approve or disapprove the recommendation of Planning and Zoning Commission by a simple majority. Council may modify the recommendation of Planning and Zoning Commission by a 3/4 majority vote.
Watch the public as they comment on the proposed Special Planning District before a vote was taken.
BACKGROUND
Public hearing set for 12 single family homes being proposed along State and National Scenic Little Miami River
Loveland, Ohio – Here are the complete meeting videos from May 4 when the rezoning of the Grailville property was denied to Drees Homes. The Northern Kentucky home builder had requested a map and text change to Loveland’s zoning code to build 209 Drees homes on the 111-acre Graville site.
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All of the many speeches by local residents are here to watch as well as the one person, a Grail member who supported the rezoning. The rebuttal by the Drees’ representative is also here and the discussion by the Planning Commission which ultimately led them to turn down the re-zoning.
You can also watch the post-meeting interview with the leaders of the movement to stop the rezoning, Lauren Enda and Sharon Scovanner.
Loveland, Ohio – Lauren Enda called it a “landmark” decision and Sharon Scovanner said she was “overwhelmed” by the support they received.
Last Wednesday, before a standing-room-only crowd, the request to rezone the Grailville property was denied by a 3-1 vote of the Planning and Zoning Commission. Drees Homes had requested the land become a Special Planning District which would have allowed 209 homes on the site.
After many months of leading the effort, residents Lauren Enda and Sharon Scovanner were breathing sighs of relief. The Commission rejected the proposed development of the Grailville site by the Drees Company which included 74 patio homes and 135 traditional-style homes totaling 209 lots. The land is situated between O’Bannonville Road and State Route 48 in Clermont County. The site is approximately 111 acres.
Enda and Scovanner also led a protest rally outside City Hall before the multi-hour meeting.
After the meeting was over, Loveland Magazine asked the two leaders of the movement a few questions about the vote and rezoning in general.
• What arguments were made by the public that swayed the decision?
• Resident Dave Stanton presented an economic analysis tonight of the cost to taxpayers of the Drees’ proposal. Please comment.
• What about the fact that our current zoning code essentially lets developers write the code and map changes they want?
• Should residents vote at the ballot box for Planning and Zoning Commission Members?
• Should all zoning text and map changes be put on the ballot for voters to decide?
The Drees Company representative at the meeting declined to be interviewed.
These photos were taken during the protest rally and during the meeting.
(Reprinted with permission from a social media post of Jamie Smith)
by Jamie Smith
There will be a planning and zoning meeting at Loveland City Hall Wednesday, May 4th at 7 PM, with a demonstration beforehand at 6 PM to rally against the petition Drees is submitting for an (SPD) proposal.
Jamie’s family is often on the Grailville Farm. “My dogs have their absolute biggest smiles here, as do my kids and I.”
The granting of an SPD would allow them to build over 200 homes on the land that was annexed originally for “low-density housing.” This neighborhood of about 206 homes would sit on the south side of the old Grailville property, between Saint Columban Church and the north side of Grailville (their current offices).
The building of yet another non-distinct neighborhood in Loveland would destroy several historically rich and architecturally beautiful buildings that hold much significance in the hearts of many Loveland residents. Even a stranger passing by, with no knowledge of the importance of the work that was done there, is struck at the beauty of the place.
The women (and men) who started the mission here at Grailville were so dedicated to the righteousness of its cause that many of its early devotees are buried on-site, in the loveliest little cemetery on the north side of O’Bannonville Road.
Some of the reasons I feel very strongly against the actions aimed at adding yet another subdivision to our previously rolling river valley and forested areas are as follows:
1. It is my favorite place in Loveland, exactly as it is, in its natural state. My dogs have their absolute biggest smiles here, as do my kids and I.
2. I and my children have gained much peace and happiness from our exposure to the blessings of the land, water, and sky at Grailville. We have shared this joy with others. This land has kept us healthy physically and mentally. I can feel instant decompression upon starting my explorations there.
3. The place has a beautiful historical significance. You can explore the beginnings of the good that has been done on this land starting with this LINK. The historical films created, however, don’t even begin to touch on the good work that was done up until current times.
4. Not only have many historic buildings of Loveland been destroyed that are tragically gone FOREVER, but the greenspace in Loveland is rapidly disappearing, to the point that Grailville is the “last of the Mohicans.” Losing the large stretch of greenspace that connects fields to the “wilderness” on the north side would have a hugely detrimental impact on local wildlife, as well as on the human beings that regularly seek solace in the fields and woods of its paths.
5. TRAFFIC IN DOWNTOWN LOVELAND
“I and my children have gained much peace and happiness from our exposure to the blessings of the land, water, and sky at Grailville.”
6. GREED over NATURE
7. Absolutely zero benefits to Loveland residents, only more destruction, construction, and overcrowding of our streets….adding to issues of congestion instead of working on solutions.
8. Once this land is developed, the sanctity and purity of the place will be lost forever. We are Loveland, and beginning to look like Liberty Township, a “run-on sentence of subdivisions.” We are a town rich in farming and RR history. Let’s not erase YET ANOTHER part of our heritage. There is enough history at Grailville to erect a small museum to the humanitarian work and personal development that was achieved there and carried throughout other communities in the hearts of members of the Grail.
9. The land is certified organic, which is no small feat.
10. About 10 million reasons this ties into the bigger picture of the environmental crisis: urban sprawl (in turn, increasing urban blight), loss of greenspaces for migratory species, the immediate destruction of the habitat for countless plant and animal species, loss of biodiversity, etc., etc., etc.
11. The thought of losing this place and the PEACE IT HAS BROUGHT MY FAMILY, and having to deal with the congestion of another subdivision literally breaks my heart….and I am not alone.
Come show your solidarity. Let’s not let an out-of-state developer take what’s left of who we are! These historic places, YES EVEN OPEN PLACES, FARMS….this is what Loveland was, and part of it always should be! We need to retain a connection to what draws people to love this land.
Loveland, Ohio – Joe Farruggia with Zicka Homes has been trying to rezone property off North Second Street (St. Rt. 48) south of the Sentry Hill subdivision with the potential use to build a 28-unit condominium development called the Blossom Hill Project since the first week in June. He has submitted three variations of the proposal, the latest on October 20. The current proposal is to limit the project to 25 or fewer individual units.
The site is approximately 5.5 acres on St. Rt. 48 adjacent to the Sentry Hill subdivision and on the opposite side of the street of the Loveland Health Care facility.
Previously, on June 24th and July 21, the Planning and Zoning Commission held public hearings for the zoning map amendment and recommended approval of the amendment. However, each time, Farruggia chose not to move forward with the processes which would be to have a public hearing before the City Council.
The latest iteration was also approved by the Planning Commission last week and sent to City Council for their consideration. The recommendation from Assistant City Manager Tom Smith is for Council to schedule a public hearing for the re-zoning on November 24.
The developer is asking for changes to the Loveland Zoning Map from the current zoning of Medium Density Residential to Residential Multi-Family.
The recommendation of the Commission according to Smith included the following conditions:
The proposed housing development for the property as submitted o Planning and Zoning Commission must be actively under construction within eighteen (18) months from the date of approval by City Council in order to maintain the zoning;
The approval shall be withdrawn, and the zoning shall revert to Residential Medium Density (R-MD) should the eighteen (18) month condition lapse.
Approval shall be exclusive to this applicant. No transferees or assignees of the applicant are subject to this approval.
Smith also said the developer agreed to requests made by Sentry Hill resident, Dave Stanton. These items were also part of the Planning and Zoning Commission’s motion for recommendation:
Construct a four to five-inch earth berm, fully landscaped with trees and grass, to be constructed along the property line of the two homes in the Sentry Hill subdivision and maintained by the new subdivision’s HOA.
Street lighting and exterior lighting on the townhomes be designed to prevent light pollution into the Sentry Hill Subdivision.
Townhomes to be constructed, at 40 feet, shall not exceed the height of the referenced home of 214 Sentry Hill Drive.
Limit the number of townhomes to be built at 25 or less.
No dumpsters or centralized garage collection. Individual residential trash and recycling pickup to be consistent with all the residential surrounding areas.
No stand-alone garages or sheds.
Exterior architecture and materials (brick, stone, and Hardie Plank) shall be consistent with the look and feel of neighboring communities.
Even though there are COVID 19 restrictions for the number of audience members in the hearing chamber, five residents appeared to express their displeasure with the re-zoning. No residents spoke in favor of the rezoning or the condos.
These signs were erected in July by citizens opposed to multi-family zoning adjacent to their homes on St. Route 48 in North Loveland.
Residents have pointed out that the proposal must follow the guidance of the City Master Plan specifically for North State Route 48. They say the project must maintain similar development densities, preserve open space, a rural atmosphere, and assure that there is adequate infrastructure to support the development as mandated in the current plan. They cite the current gridlock of Historic Downtown that must be addressed before the development moves forward.
City Manager Dave Kennedy has argued that the current Comprehensive Strategic Plan (2002) is old and not in line with the current needs of the City. The City is currently rewriting a new master plan for the City. Residents say re-writing the plan is well and good, but until there is a new plan the City and Zicka are governed by the one that exists.
Residents of South 48 also protest that adding so many residential units will add to their already current traffic nightmares of trying drive into and out of Historic Downtown.
During the hearing, Tom Scovanner told the Commission they should be skeptical of the studies Zicka presented to them. One presenter represented that they had prepared their study for the Commission, and Scovanner said, “No, they represent Zicka.” He posed the question to the Commission of whether they would have ever seen the study if it did not turn out favorably to the developer.
Scovanner, a litigator for Clermont County also said in no uncertain terms that the P&Z cannot do anything the Loveland law doesn’t allow them to do. Holding up the code, he said, “You’re bound by these codes. This doesn’t comport with the Comprehensive Master Plan.”
Tom Scovanner spoke to Planning Commission against the re-zoning for condos on Rt. 48.
Dave Stanton spoke to Planning Commission against the re-zoning for condos on Rt. 48.
Sue Ann Walker spoke to Planning Commission against the re-zoning for condos on Rt. 48.
Allen Brooks spoke to Planning Commission against the re-zoning for condos on Rt. 48.
Courtney Hauck spoke to Planning Commission against the re-zoning for 28 condos on Rt. 48.
Sabo Design Associates wants readers to be aware that even though they applied for SPD designation for “Oak Apartments” that they are not the “Developer/Owner” of the property. They said in an Email to Loveland Magazine, “Sabo Design Associates is not the Builder, nor are we the Owner for this project. We simply designed the building for clients.”
Sabo Design Associates declined to name their client however Loveland Magazine has since learned that the Client is Hunt and Whitacre, 550 Wards Corner Road and the current owner of 102 Oak Street is Wilma Conley.
Loveland, Ohio – Sabo Design Associates with offices on Wards Corner Road has applied to build four 16 unit apartment buildings on Oak Street in the Clermont County side of the City. “Oak Apartments” will be four levels each with parking garages below each building. The proposal is for 106 total parking spaces with 1.6 parking spaces per unit. There will be 0′ set-back to the side and rear of existing properties.
Sixty-four apartments are proposed in four-story buildings. The most recent apartment complex constructed and nearby is Loveland Station with 94 units on approximately 3 acres. Loveland Station was also made possible by SPD zoning.
The parcel for Oak Apartments is approximately 1.033 acres.
Sabo Design will need for the City to create a Special Planning District (SPD) which if approved will erase the existing zoning restrictions and protections for the immediate neighborhood and create a separate zoning district with distinct restrictions, permissions, and guidelines.
The current zoning of the immediate neighborhood is Residential-Medium Density (R-MD). The existing R-MD zone does not permit high-density multiple-family uses.
According to a memo written by Assistant City Manager Tom Smith to the Planning and Zoning Commission (P&Z) the applicant must first make a written finding that one or more of the following conditions exist, or will exist, within the proposed SPD:
(a) A concentration of retail and service oriented commercial establishments serving as a principal business activity center for the community.
(b) Land that is occupied by substantial natural characteristics worthy of preservation or which are historic aids to the identification of residential communities which help residents relate to their communities and to relate the social organization of communities to their physical environments.
(c) Lands which permit for ingenuity, imagination, and design efforts on the part of builders, architects, site planners, and developers that can produce residential developments which are in keeping with overall land use intensity and open space objectives of the Comprehensive Plan while departing from the strict application of use, setback, height, and minimum lot size requirements contained in the Zoning Code.
Smith said that if the P&Z determine the application meets the requirements for an SPD they should set a public hearing of the Planning and Zoning Commission for February 4. P&Z has voted to set that date for a public hearing.
The property currently has one single-family home on 1.1496 acres. The property is on Oak Street and wraps around the bend to Second Street. The Northwest side of the property has significant to extreme slopes according to the application.
In the application, Sabo Design said, “As proposed, the development would provide 64 new apartment residences with remarkable views and walkable to Downtown Loveland. Additionally, with the self-contained parking provided, there would be no additional burden to the Business District.”
The application will be first reviewed by P&Z. If the Commission feels that the SPD, as proposed in the Preliminary Review, does not fall within the SPD purpose and scope the Planning and Zoning Commission may deny the application or suggest an alternative action.
The Planning and Zoning Commission meets next on Jan 27 at 6 PM.
“Right Clicking” on the below documents will open them to a larger size.
![[VIDEO] Planning Commission discusses reversal of course on SPD for 12 homes on Riverside Drive](https://lovelandmagazine.com/wp-content/uploads/2025/01/pZ-vote-scaled.jpg)
Public hearing set for 12 single family homes being proposed along State and National Scenic Little Miami River![[Complete Video] Rezoning of Grailville denied](https://lovelandmagazine.com/wp-content/uploads/2022/05/speakout-frog-grailville-b.jpg)
