Cornerstone of Hope to double building size

by Laura Bednar

The Cornerstone of Hope grief counseling center on Brecksville Road plans to almost double the size of its facility.

Architect for the project Jeff Foster told the Independence Planning Commission in August this is the second phase of the project. The first was completed over a year ago when the parking lot was expanded to 94 spaces.

The existing building is 15,810 square feet; an additional 14,944 square feet will be added, including meeting rooms, offices and program space. He said additional offices give employees space to do work that used to be done off site. There will also be four more counseling rooms added to the existing eight.

Cornerstone has 94 parking spaces in its southern lot and around 25 spaces in a gravel lot north of the facility. Once the addition is complete, a few more spaces will be added, bringing total parking spaces to 127.

Foster said Cornerstone has two uses: day-to-day operations and after-hours events. Cornerstone owner Mark Tripodi said the existing parking lot should be sufficient because facility usage occurs at different times.

He noted that during large-scale events, which happen four to five times a year, the organization offers valet parking at L.A. Pete’s or AAA across the street.

Building Official Michael Gero said a building with two uses would be reviewed under each category of city parking requirements. A business use requires 86 parking spaces, and an assembly use (larger events) requires 105 spaces. “Each use can be looked at separately and they both would be well within the provided parking spaces,” Gero said.

Vice Mayor Anthony Togliatti said he envisions parking problems because the building will be doubling. He gave an example: The city does not view a church and church hall as separate entities.

City code requires one space per four people, which Togliatti said leaves Cornerstone with a 64-space deficiency. He said he worries about neighbors and overflow traffic.

Tripodi said Monday-Thursday, Cornerstone operates from 8 a.m.-8 p.m. with counseling, education and training during the day and support groups in the evening. “I don’t anticipate a doubling of services,” he said.

Planning Commission Chairman Bill Gutermuth said he did not like the “separate use” argument. “It’s one entity operating a building,” he said. “I don’t like the precedent it sets.”

He suggested approving the site plan but with a variance for parking, because it would be short on spaces based on city code. The commission approved a site plan 4-1 with a variance of a 64-space parking space deficiency and the following conditions: soften the driveway onto Brecksville Road, hire city police officers to manage traffic during large events, landscaping and water maintenance approval from the city and no intended parking on residential roadways.

Togliatti was the dissenting vote and commission members Gutermuth, Cheryl Chase, Joseph Moeller and Mayor Greg Kurtz voted in favor.

Public comment

A public hearing was held before the planning commission meeting. Longano Drive resident Ann Gesing asked about the parking lot catch basin and how the size was determined. City Engineer Don Ramm said his office would review the drainage plan submission for the facility addition. Foster said water from the building addition and north parking lot goes westbound towards Brecksville Road.

Longano resident John Bodner stated his concerns about Cornerstone following through on their plan after issues with fencing and lighting occurred when they originally built the facility. He said he wanted accountability and for the city to ensure Cornerstone would “do what they say they’re going to do.”