Seven Hills council approves lot consolidation and wetland‑setback variances for Rockside PUD amid resident concerns

The Seven Hills City Council on April 29 adopted Resolution 3‑2025 approving lot splits and consolidation of property owned by LSB 7 Hills LLC for the Rockside Road/Crossview Road planned unit development and granted multiple wetland riparian‑setback variances that the developer said were necessary to complete the project.

The measures passed after public comment and presentations from Planning Commission member Ed Foley and Douglas Krauss, agent for LSB 7 Hills LLC. Council vote on the resolution recorded Councilman Norman Martin as abstaining; other members voted yes and the resolution was adopted. The council separately approved the wetland setback variances by roll call with one abstention and the remaining members voting to grant the variances.

The project has a long local history and multiple prior studies, Planning Commission member Ed Foley told council, citing a 1989 Rockside corridor study, a 2002 master plan and multiple planning reviews dating to 2018. Foley said the current application was processed through preliminary and final PUD steps and included a development agreement, traffic work and other contingencies before final approvals.

Residents who live near the site addressed council during public comment. Several said they were surprised and upset by recent tree clearing and said they worry about erosion, loss of a green buffer, sight lines and whether the promised pocket park will be maintained. Christy Pritt of Cindy Lane told council she was concerned about erosion and the complexity of building on the site's terrain. Vicky Galecki said she and neighbors were “blindsided” by additional tree removal near the creek and asked who will maintain any green barrier.

Mayor Basciano and the developer responded with technical and permit details. Douglas Krauss said permits from federal and state agencies had been obtained and described a conservation structure for parts of the site: a 10.1‑acre conservation area will be held by a third‑party nonprofit stewardship organization, and the developer told council about a 9.1‑acre stream and wetland preservation area that he said will remain protected “in perpetuity.” The mayor read permit citations into the record, including a U.S. Army Corps of Engineers permit (29LRB00168) published in the Federal Register (Vol. 86, No. 8; Jan. 13, 2021), Ohio EPA Section 401 water‑quality certification, and consultations with U.S. Fish and Wildlife and the Ohio Department of Natural Resources.

Council discussion referenced earlier steps: a development agreement, amendments to PUD language and prior public hearings. Council members acknowledged competing priorities — the city’s interest in economic development, traffic improvements and added sidewalks versus nearby residents’ concerns about tree loss and neighborhood character. Councilman Norman Martin said he abstained from the resolution vote and earlier identified a potential conflict related to an adjoining property; he asked that his abstention be recorded.

Council approved the items with the contingencies and development agreement already adopted during prior proceedings. The developer and the city said the project will include a publicly‑owned pocket park and intersection improvements at Crossview Road as part of the development agreement. Residents were told the pocket park land will be conveyed to the city and maintained by the city per the agreement.

Council and staff urged ongoing monitoring: the developer must comply with approved stormwater pollution prevention plans, inspections by the city engineer, county soil and water review, and stewardship requirements by the conservation nonprofit. Several council members said they want continued engagement with residents as construction proceeds.

The council also voted earlier in the meeting to table two amended ordinances tied to creation of TIFs after the developer could not complete a partial transfer required to create the tax increment financing mechanism; that tabling was separate from the PUD approvals.

Council action on the resolution and variances completes local legislative approval steps; permits and construction sequencing described by staff and the developer remain preconditions in the development agreement.