ZONING REFORM TAKES HOLD IN CLEVELAND'S INNER RING SUBURBS

Planners across the nation are taking action to reform zoning in the wake of rising home prices and regulatory barriers to building new housing. In Spring of 2023, we shared the story of Cuyahoga County’s First Suburbs as they aimed to remove barriers to infill development right here in Ohio. Today, we are seeing results: multiple code updates, thousands of parcels brought into conformity, and dozens of new homes under construction.

Analyzing Our Zoning

Starting in 2021, the First Suburbs Consortium of Northeast Ohio partnered with the Cuyahoga County Planning Commission, the Cuyahoga Land Bank, and First Federal of Lakewood to identify zoning issues that hinder infill development and outline best practices for streamlining infill housing.

The findings were stark: there were more than 5,300 vacant, single-family zoned lots in the First Suburbs, but redeveloping those properties can be time-consuming and difficult. Many zoning maps were not accessible or up-to-date; and even when maps were available, zoning regulations were written for a time when vacant land was abundant, not when infill housing was the focus.

- as high as 94% in certain communities. Many existing homes could not be built under current regulations. An estimated 30% of homes would not meet existing front setback requirements.

To address identified issues, project partners developed a suite of tools, including a Code Update Options document, an Infill Incentive Options document, and a Design Guidelines

Many of the cities knew they had zoning problems, and this review identified each one and offered a solution to correct it. Most First Suburbs communities do not have planning staff and without this initiative, they likely would not have addressed these issues. - Jennifer Kuzma,

A large number of existing, single family lots did not meet the requirements for lot size and lot width. For instance, an estimated 41% of lots in the First Suburbs did not meet minimum lot size requirements

Guidebook. These resources identify ways that communities can update their zoning, incentivize infill, and communicate design requirements in ways that are predictable and clear.

Progress On Zoning Reform

Communities recognized the need for zoning updates and have begun making the changes necessary to facilitate infill housing. Eight of the 20 First Suburbs have recently or are in the process of making updates, with some communities making updates even before the analysis concluded. Code updates have reduced barriers to development, streamlined processes, clarified standards, and dramatically reduced the number of variances that may be required.

With the zoning changes already adopted by Warrensville Heights, Brooklyn, Maple Heights, and South Euclid, more than 13,000 parcels that previously may have needed variances for lot area or lot width no longer need those variances. The right-sizing of development standards can speed up the approval and construction process, which makes these areas more attractive for development.

Booming Development

Zoning reforms in First Suburbs communities have been enthusiastically welcomed by home builders. New construction is underway, with dozens of new homes being built with faster approval processes and fewer variances. In South Euclid, where a new infill zoning overlay was adopted by the City, 56 new infill housing projects are in development, and the City is on pace to have well over 100 new homes constructed over the next two years.

According to Ashley R. Holloway, Assistant Director of Planning & Development, “This overlay district creates a more efficient and effective process for building infill housing in South Euclid. As a built-out community, constructing infill housing on vacant lots and remaining undeveloped land sites is the primary type of housing which is constructed in our city. Thus, it is important to have a process in place that makes construction of infill housing go as smoothly as possible.”

For example, in the case of the City of Warrensville Heights, the City added a simple text change to their zoning code: "Lots separately owned and duly recorded prior to the effective date of this ordinance shall be considered buildable lots." This single sentence unlocked thousands of parcels for faster development.

Among those homes being constructed under South Euclid's infill overlay, some have already sold for prices ranging from $270,000 to $400,000. According to Mr. Holloway, “Infill development is booming since the overlay was adopted.” For more information on the project and to download the final documents, please visit www.CountyPlanning.us/Singlefamily.

Patrick Hewitt, AICP is the Planning Manager of Strategy & Development at the Cuyahoga County Planning Commission and APA Cleveland Vice Director of Professional Development. He can be reached at phewitt@cuyahogacounty.us