The Elyria Planning Commission on Nov. 12 voted to approve a conditional-use recommendation for a 122-unit workforce housing project dubbed Black River Forge, despite vocal neighborhood concerns about property values, traffic, safety and potential lighting impacts.

Taylor Cook, the project presenter, said the development would be located on a 6.8-acre vacant parcel on West River Road North adjacent to the Black River Career Prep Center and would consist of a single, four-story building with 12 one-bedroom, 74 two-bedroom and 36 three-bedroom apartments. "We're here today, seeking a positive recommendation on the conditional use permit for Black River Forge, which is a proposed 122 unit new construction workforce housing community," Cook said. He described the project as a $40,400,000 investment aligned with Elyria's comprehensive plan and targeted to workforce households at about 60% of area median income.

Planning staff reviewed the application and noted the property is zoned Business Neighborhood, where multifamily housing is conditionally permitted. Staff identified needed variances for building height, parking and setbacks and recommended approval subject to the Board of Zoning Appeals granting those variances. "Overall recommendation of approval with the condition that those variances are approved by the board of zoning appeals," staff said.

Several nearby property owners spoke in opposition. Denise Daniels, whose family has owned West River properties for generations, said she was concerned about property values, utility and school impacts, and how tenants would be vetted. "We have concerns about multi... what this type of development is going to do to our property value," Daniels told the commission, and asked whether residents would be bused in from other jurisdictions. Taylor Cook and the chair responded that the development targets income-qualified workforce households and that management would perform background checks; "there is no plans to to bus people in," the chair said, and Cook said the project would be professionally managed with on-site staff and community rules.

Debbie Balmert urged caution and asked the commission to study potential health effects, raising concerns that "smart lighting" with 5G transmitters could pose long-term risks; her comments were not rebutted by experts in the hearing. Other residents repeated worries about traffic and neighborhood character; engineering staff said speed counts were low and that a development of this size would not at present require additional travel lanes.

After discussion, Commissioner Panowski moved to approve PC case 2025-100138 (Comprehensive Ventures Unlimited Inc.) for a conditional use per Section 11 56.04 of the Elyria Codified Ordinances; Commissioner Revere seconded. The commission recorded an "aye" vote and the motion carried. Staff and the applicant noted that the Board of Zoning Appeals must still address the variances needed for the project to proceed to design review.

The developer presentation materials identify the applicant as Comprehensive Ventures Unlimited Inc.; Taylor Cook identified himself as a development officer with Hillside (materials variously list "Hilltide Ventures" and "Hillside Partners"), and the commission record shows staff will continue review and that design details return at a later date.