North Olmsted posted the May 27, 2026 Planning and Development Commission packet, including a draft zoning code audit stakeholder engagement document.
May 22, 2026, 7:51 PM · codex-manual-curation-2026-05-22
PRELIMINARY DRAFT FOR STAKEHOLDER OUTREACH 1 Zoning Code Audit- Preliminary Review Executive Summary Background and Purpose This Comprehensive Zoning Code Audit delivers an urban planning evaluation of the City of North Olmsted’s planning and land use regulations. The purpose of this analysis is to identify regulatory bottlenecks, resolve internal rule conflicts, ensure compliance with the Ohio Revised Code, and align local zoning metrics with real-world market demands and contemporary planning practices. The current code is built on a framework from 1991. While it has been adjusted through frequent piecemeal updates, it has grown into an overly complex system that complicates development administration and limits the city's economic development potential. Key Findings and Structural Issues This audit covers a significant amount a data over a period of decades. As a result many conclusions can be derived, but in order to begin discussions with key stakeholders and the public, this audit has some key findings that are important to focus this community discussion: Fragmented and inconsistent architecture Regulations are scattered across 17 distinct chapters, creating an uncoordinated system with duplicate definitions, missing cross-references, and conflicting parking and design standards. Variances are standard step in the process 39% of planning staff work is devoted to processing variances. Building and Zoning Board of Appeals (BZBA) is responsible for issuing variances to provide relief in unique circumstances of demonstrated hardships. As this report documents, BZBA has become a standard step in the process rather than a limited or infrequent tool. Excessive nonconformities PRELIMINARY DRAFT FOR STAKEHOLDER OUTREACH 2 In looking at only three requirements, lot size, height and lot coverage, 56% of the properties in North Olmsted are considered nonconforming. This creates real administrative challenges and is a burden on residents and developer alike. Inefficient processes Looking and planning permit review times and staff comments, review processes consist less of permit review and more of assigning/reassign permits and requesting missing information. Mixed Use is working in North Olmsted In reviewing the performance of the various zoning districts, mixed use zones where residential and commercial uses are in close proximity have higher values per acre than other land use arrangements. It provides a clear growth opportunity for North Olmsted’s tax base. Strategic Recommendations Roadmap 1. Engage Stakeholders to verify observations and include issues not captured in this preliminary report 2. Consolidate all administrative tracks into a Unified Procedures Chapter, covering procedures, submitted requirements, fees and penalties. 3. Build a single chapter devoted to permitted, conditional uses, accessory and prohibited uses. Uses should be broad functional categories. Uses that we want to encourage 4. Build set of chapters devoted to Basic Standards covering the topics of performance standards parking, signage, landscaping, illumination, accessory structures (including fences), and nonconforming 5. Revise lot and spatial requirements to eliminate as many inadvertent nonconformities as possible throughout the City. 6. Remove uncoordinated, duplicate definitions from individual chapters. 7. Convert text-heavy yard regulations into clear, graphic-driven design standards. 8. Reform 15 existing districts in to approximate 3 residential districts, 2 transit oriented development district, mall area district, limited industry district and a public facilities overlay district to eliminate non-conformities and encourage the broader policy goals outline in the most recent Comprehensive Plan and related policy documents. By transitioning to a streamlined, modern development code, North Olmsted can protect its stable residential neighborhoods, reduce regulatory risk, lower administrative overhead, and create a predictable environment for high-quality re-investment along its core economic corridors. This is a review covers five areas: I. Brief History of the Land Use regulation of North Olmsted II. Ohio Revised Code PRELIMINARY DRAFT FOR STAKEHOLDER OUTREACH 3 III. The Numbers IV. Process V. Input VI. Audit Preliminary Conclusions PRELIMINARY DRAFT FOR STAKEHOLDER OUTREACH 4 I. Brief History of the Land Use regulation of North Olmsted The following table charts the progression of land use regulations since the 1920s. It indicates significant policy adoptions that have guided or became the regulatory framework for the City of North Olmsted. This history can be condensed into three planning periods: • 1920-1959, Establishment and initial suburban form • 1960-1989, Auto-centric expansion and commercial strip corridors • 1990- present, incremental layering of special districts and overlays. Zoning Regulations Subdivision Regulations Comprehensive Plans and other Studies 1920s 1930s 1937- Employment of engineers to prepare first Village Zoning Plans 1940s 1940- Preliminary Zoning Maps 1941- Zoning Use Map and creation of Lorain Road Business Zones 1943- Minimum Residential Floor Space 1947- Changes to Zoning Ordinance 1950s 1950- Building location and Bulk Standards 1956- Limited Industrial District 1956- Multiple Residence District 1959- Repealed Gas Station Regulations 1959- Comprehensive Master Street Plan 1960s 1965- High-Rise and General Retail Business Districts 1965- Multiple Dwelling density regulations 1965- Off Street Parking Standards 1965- Livable Floor Space Requirements 1966- House Trailer Park Standards 1969- Mixed Multiple Residence 1969- Lorain Road Detailed Land Use Plan 1960- Subdivision Regulations 1966- Grading and Surface Water Drainage 1968- North Olmsted Comprehensive Plan 1967- Comprehensive Business Study and Retail Business Potential report 1966- Underground Utility and Streetlighting Standards 1970s 1977- Motorist Service District 1977- Removal of Garden Apartments 1978- Signage Review Requirements 1979- Accessory Uses 1979- Retail Business District Signage 1973- North Olmsted Master Plan 1976- Update of North Olmsted Comprehensive Plan 1977- Cluster Zoning Report and recommendations 1979- Bikeway Report 1980s 1980- Lot Area and Depth revisions 1981- Mixed Use “B” District 1982- Industrial Park District 1984- Commercial Rear Yards 1965- Mixed Use “A” expansion 1983- Land Use Study for Vacant Residential and Commercial Land 1989- Dangerous Intersection Report PRELIMINARY DRAFT FOR STAKEHOLDER OUTREACH 5 1985- Nonconforming Lots Splits 1988- Office Building District 1988- Variable Setbacks 1988- Land banking Parking 1989- Great Northern Retail Campus Signage 1990s 1990- Mixed Use District “D” 1991- Recodification of Zoning Code 1993- Used Car Sales as Accessory only 1993- Superstore limited to ½ from Highway 1992- Land Use Surveys and Commercial /Industrial Market Analysis 1993- North Olmsted Comprehensive Plan 1993- Safe Routes to School Travel Plan 2000s 2000- Comprehensive Signage revision 2000- Public Facilities Overlay District 2003- Development Plan Review revisions 2005- Senior Residence District 2006- Residential Office District 2008- Single Family Cluster District 2008- Temporary Signage 2009- Wind Energy Overlay District 2005- Master Plan 2007- Crocker Sterns Corridor Study 2009- Great Northern Multi-Modal Transportation Plan 2010s 2010- Solar Energy 2010- Variance Expirations 2017- Comprehensive Zoning Code and Map Update 2017- Update of Single-Family Districts 2019- Update of Mixed-Use Districts 2012- NOACA Traffic Studies of Major Intersections 2015- North Olmsted Comprehensive Plan 2016- Zoning Blueprint for Lorain Road 2018- Gateway Plan for City 2020s 2020- Signage Code Update 2021- Smoke and Hookah Shops 2024- Planned Development District 2024- Thrift Stores 2025- Mall Mixed Use Overlay District 2023- Lorain Road Corridor Study 2024- Safe Routes to School Plan 2025- North Olmsted Comprehensive Plan Initial Observations- Brief History of the Land Use regulation of North Olmsted In reviewing the minute of the Planning Commission, the history of amendments seems to indicate a tendency to solve site-specific or era-specific market pressures by creating an independent, standalone district (e.g., Mixed Use A, B, C, D, and the Mall Area Mixed Use Overlay) rather than adjusting the underlying zoning rules. In 1993 there was a restriction to limit superstores to within half mile of the highway. There have been frequent adjustments to sign requirements and specific district signage rather than uniform regulations. The impact of this history can be in turn seen by the permitting numbers review later in this report. PRELIMINARY DRAFT FOR STAKEHOLDER OUTREACH 6 II. Current Zoning Code Approach Zoning in the State of Ohio is a delegated authority granted to municipal corporations under Chapter 713 of the Ohio Revised Code (ORC). To withstand legal challenges and maintain administrative validity, a city's development regulations must align seamlessly with state statutes governing municipal planning commissions, platting, subdivision controls, and comprehensive plan conformity. This section evaluates how effectively the North Olmsted Planning and Zoning Code fulfills these statutory requirements. It reviews the explicit scope of local administrative boards, procedural steps for public infrastructure dedications, and the legal relationship between the City’s regulatory controls and its general public health and welfare mandates. Current Purpose of Zoning adopted in 1991 is cited as follows: Current Structure and Content This structural matrix chart of the North Olmsted Planning and Zoning Code, cross- referencing individual chapters against administrative functions—such as definitions, procedures, submission requirements, and technical standards—while detailing cross- referenced statutory chapters and penalty assignments. Chapter Definitions Procedural Submission Fees Standards Penalty Referenced Chapters 1101 Subdivisions X X X X Easements Improvements Electrical Paving X 1125 1131 Title Scope and Purpose 1115 Definitions X 1161 1117 PRELIMINARY DRAFT FOR STAKEHOLDER OUTREACH 7 1117 Administration and Enforcement X X Similar Use 1118 Conditional Use Requirements X Approvals Accommodations, hospitality and entertainment Automotive uses Infrastructure, transportation and warehousing Public and institutional facilities Offices and services Residential uses Retail Sexually oriented businesses X 1117 1126 1161 1163 1119 Building Permits and Certificates of Occupancy X Certificate of Occupancy Certificate of Zoning Compliance X 1126 1121 Penalties and Remedies X 1126 1123 Board of Zoning Appeals Variances 1126 Development Plan Review X X Development Review Criteria X 147 149 1121 1123 1151 1163 2506 1127 Amendments X 1133 Use Districts and Maps 1135 One and Two Family Residence District Permitted and conditional uses Accessory uses Livable floor area Height regulations Lot area, coverage and width Setbacks Projections 1181 1138 1161 1163 1136 Residential Cluster District X X X Permitted uses Development standards Area and density regulations Height regulations Building spacing and yard regulations Open space regulations Parking and circulation Improvements 1126 1137 Multiple Residence (Apt) X Permitted uses Accessory buildings and uses Livable floor area requirements Height regulations Lot area and width requirements Yard regulations (main use) Yard regulations (accessory use) Parking 1126 1138 Senior Residence X X Use regulations Development criteria Area regulations 1126 1163 PRELIMINARY DRAFT FOR STAKEHOLDER OUTREACH 8 Height regulations Setback regulations Dwelling unit size Landscaping regulations Parking regulations Signage regulations 1139 Business Districts X Schedule of uses Spatial requirements Street lawns (front yards). Buffer zones (side and rear yards) Screening Berms Plant materials Building materials Standards for B-4 Mixed-Use Business Developments Site development requirements 729 739 741 749 757 1126 1117 1118 1138 1161 1163 1140 Public Facilities Overlay District Permitted uses. Height regulations Area regulations Yard regulations Signage 1126 1161 1163 1141 Office Building District Use regulations Land coverage; minimum landscaping within parking area Lot width Access Yard regulations Supplementary yard regulations Height regulations Development plans Sign regulations Parking and loading regulations 1123 1161 1163 1142 Residential Office District Permitted uses. Accessory uses Conditional uses Area regulations Development standards Landscaping and screening regulations Parking and loading regulations Lighting regulations Sign regulations 1126 1135 1142 1161 1163 1145 Limited Industry District Uses Permitted Spatial Requirements Landscaping Performance Standards 1117 1126 1139 1161 1163 1149 Mixed Use District Districts Established, Minimum Required Area Uses Permitted Development Regulations Landscaping Parking and Loading 1126 1161 1163 PRELIMINARY DRAFT FOR STAKEHOLDER OUTREACH 9 Exterior Lighting Signage 1150 Mall Area Mixed Use Overlay District X X X Permitted Uses Additional Use Standards Development Standards Design Standards Parking and Loading Access, Circulation, and Connectivity Open Space, Landscaping, and Screening Exterior lighting Signs 1101 1126 1138 1139 1161 1163 1151 Wireless Overlay District X X Use regulations. Minimum standards for construction, erection, maintenance and removal. 1153 Wind Energy Conversion X X X Development standards for small and medium WECS Additional regulations for small WECS Additional regulations for medium WECS Building integrated WECS X 1155 Solar Energy Conversion X X X Permitted accessory use Development standards for solar energy systems X 1157 Planned Development X Location of Planned Developments Standards for Review of a Preliminary PD Plan Planned Developments Design principles Deviations from Other Regulations Performance and Maintenance Bonds 1101 1161 Offstreet Parking, Loading and Transportation General requirements Required off-street parking spaces Parking design Off-street loading Bicycle parking Access management Traffic impact analysis Sidewalks Illumination of parking areas Dumpsters and commercial trash receptacles 1126 1138 1139 1351 1163 Signs X X Prohibited Signs Sign Permit Requirements and Exemptions General Regulations for All Sign Types Sign Illumination Permanent Sign Allowances Temporary Sign Allowances Nonconforming Signs 1351 2506 1165 Nonconforming Buildings and Uses X Permitted continued use of buildings Building use regulations; signs; parking Permitted continued use of land Nonconforming use due to reclassification Change from nonconforming use 1133 1161 There is significant inconsistences in structure and content of the chapters. For example there is a chapter devoted to definitions to be used throughout the regulations, but many PRELIMINARY DRAFT FOR STAKEHOLDER OUTREACH 10 chapters provide definitions outside of that chapter. Many chapters direct readers to other sections where regulatory consistence for parking, lighting and sign has been established. However, many chapters do not direct readers to those chapters but establish alternative standards or remain silent on the ability to use those universal standards. From a policy perspective, this structural web creates significant regulatory clutter. Because applicants must flip between multiple chapters to piece together basic submission instructions, fees, and standard review timelines for a single project, pre- development costs increase and administrative delays occur. Just as the structure is inconsistence, zoning requirements across districts are inconsistent. The following tables show what is required in each and how approaches vary depending. The lack of consistence creates regulatory gaps and challenges for developers to understand the standards North Olmsted quickly. Lot Requirements Zone Min Lot Size (sq ft) Min Width (ft) Min Depth (ft) A One Family 13,200 80* 135 B One Family 10,850 70* 135 C One Family 8,700 60* 135 Two Family- 1 unit 8,700 60* 135 Two Family- 2 unit 14,700 60* 135 Residential Cluster 217,000 Multiple Residence (Apt)- Single Family 8,700 60 Multiple Residence (Apt)- Two Family 28,000 120 Multiple Residence (Apt)- Cluster Multiple Residence (Apt)- Apartment Senior Residence 87,120 B-1 Local Business 15,000 80 B-2 Office- Service 25,000 100 B-3 General Business 30,000 100 B-4 General Business 174,240 200 Mixed Use A 435,000 80 Mixed Use C 871,000 80 Mixed Use D 871,000 80 Residential Office Single Family 13,200 80 Residential Office Two Family 14,700 80 Residential Office All Other Uses 40,000 100 Office Building 200 Limited Industry 15,000 80 MAMU Overlay Public Facilities Overlay UZ * additional requirements may apply or be allowed PRELIMINARY DRAFT FOR STAKEHOLDER OUTREACH 11 Yard Requirements Zone Front Setback (ft) Side Setback Rear Setback Parking Area Setback A One Family 50 5* 50 B One Family 50 5* 50 C One Family 50 5* 50 Two Family- 1 unit 50 5* 50 Two Family- 2 unit 50 5* 50 Residential Cluster 40* 20 20 Multiple Residence (Apt)- Single Family 100* formula formula Multiple Residence (Apt)- Two Family 100* formula formula Multiple Residence (Apt)- Cluster 100* formula formula Multiple Residence (Apt)- Apartment 100* formula formula Senior Residence 100* 35* 35* 50* B-1 Local Business 10 20 B-2 Office- Service 50 10 25 B-3 General Business 75* 10 25 B-4 General Business 20* 10 25 Mixed Use A 100 100 100 Mixed Use C 50* 50* 50* Mixed Use D 50* 50* 50* Residential Office Single Family 50 10 50 Residential Office Two Family 50 10 50 Residential Office All Other Uses 50 25 50 15-20 Office Building 100 25-100 25-100 10-50 Limited Industry 10-65 10 20 MAMU Overlay 0 0* 5* Public Facilities Overlay 75* 50* 75* 20 * additional requirements may apply or be allowed PRELIMINARY DRAFT FOR STAKEHOLDER OUTREACH 12 Coverage Requirements Zone Build To zone (ft) Building Frontage width Min-Max Building Coverage Max Rear Yard Coverage Max Impervious Coverage A One Family 0-25% 20% B One Family 0-25% 20% C One Family 0-25% 20% Two Family- 1 unit 0-25% 20% Two Family- 2 unit 0-25% 20% Residential Cluster 0-25% 20% Multiple Residence (Apt)- Single Family 65% Multiple Residence (Apt)- Two Family 65% Multiple Residence (Apt)- Cluster 65% Multiple Residence (Apt)- Apartment 65% Senior Residence 0-30% B-1 Local Business 10-65 65% B-2 Office- Service 50% B-3 General Business 65% B-4 General Business 20* 65% 75% Mixed Use A Mixed Use C Mixed Use D Residential Office Single Family 0-25% Residential Office Two Family 0-25% Residential Office All Other Uses 0-30% Office Building Limited Industry 65% MAMU Overlay 0-20 60%* 60-90% Public Facilities Overlay 0-20% * additional requirements may apply or be allowed PRELIMINARY DRAFT FOR STAKEHOLDER OUTREACH 13 Height, Density and Open Space Requirements Zone Max Height (ft) Max Res. Unit Density (units/acre) Min Open Space A One Family 35 B One Family 35 C One Family 35 Two Family- 1 unit 35 Two Family- 2 unit 35 Residential Cluster 35 4.25-5.25 20% Multiple Residence (Apt)- Single Family 35 Multiple Residence (Apt)- Two Family 35 Multiple Residence (Apt)- Cluster 35 6 Multiple Residence (Apt)- Apartment 35 12 Senior Residence 25-45 6- SF 20- Apt B-1 Local Business 25 B-2 Office- Service 35 B-3 General Business 60 B-4 General Business 22-50 Mixed Use A 25-90 Mixed Use C 25 Mixed Use D 24-45 Residential Office Single Family 35 20% Residential Office Two Family 35 20% Residential Office All Other Uses 35 20% Office Building 50* Limited Industry 25 MAMU Overlay 35 Public Facilities Overlay 24 PRELIMINARY DRAFT FOR STAKEHOLDER OUTREACH 14 Landscaping Requirements Zone Min Landscaping Front Buffer/ Street Lawn Side Buffer Rear Buffer A One Family B One Family C One Family Two Family- 1 unit Two Family- 2 unit Residential Cluster Multiple Residence (Apt)- Single Family Multiple Residence (Apt)- Two Family Multiple Residence (Apt)- Cluster Multiple Residence (Apt)- Apartment Senior Residence 30% B-1 Local Business 10 10-20 10-20 B-2 Office- Service 20 10-20 10-20 B-3 General Business 20 10-30 10-30 B-4 General Business 20 10-30 10-30 Mixed Use A 25-50 Mixed Use C 25-50 Mixed Use D 25-50 Residential Office Single Family 35% Residential Office Two Family 35% Residential Office All Other Uses 35% Office Building 35% Limited Industry 10 10-20 10-20 MAMU Overlay Public Facilities Overlay 25* 20* 25* * additional requirements may apply or be allowed Uses Permitted, Conditional, Accessory and Prohibited uses are listed across 17 chapters of the Zoning regulations. Across these 17 chapters there are at least 91 separately listed uses. The number jumps to 186 if you count sub-uses separately. The current code manages uses across multiple zoning district and overlays. As a result there is significant redundancy, overly specific uses, inconsistent treatment as well as fragmentation of uses. The code lists individual narrow uses explicitly (e.g., separating bookstores from general retail, or separating minor and major auto repair across repetitive rows). Retail is treated inconsistently. For example business districts separate retail by square footage thresholds of 5,000 sqft, 50,000 sqft and 100,000 sqft. Mixed Use districts has 4 different square footage thresholds (5,000 sqft, 10,000 sqft 50,000 sqft and 100,000 sqft). PRELIMINARY DRAFT FOR STAKEHOLDER OUTREACH 15 But the Mall Area Mixed Use Overlay treats retail as Stand-alone retail or Multi-tenant Retail. Uses that share identical impacts (like community centers, libraries, and museums) are frequently evaluated as separate uses rather than being under a broad, predictable umbrella group. To help simplify the following is a possible umbrella grouping analysis to that may be helpful to guide any future revisions. The tables below isolate the uses by their current core status type across the city. Permitted Uses Broad Category # of Uses Specific Allowed Uses Districts Residential 9 One-family dwellings, Two-family dwellings, Apartment dwellings, Single-family cluster development, Senior/assisted living, Residential nursing homes, Live-work units, A/B/C One-Family, Two- Family, RC, Multiple Residence, SR, B-2, B-4, MU- A, MAMU Lodging 1 Hotels/motels B-2, B-4, MU-A, MAMU Commercial, Entertainment, Dining and Retail 9 Restaurants (no drive-through), Bars/taverns/lounges/nightclubs, Pool/billiard parlors, Indoor commercial recreation, General retail (5k, 50k, or <100k sq ft), Bookstores, Cigar bars B-1, B-2, B-3, B-4, MU-A, MU- D, MAMU Office and Health Services 9 General offices, Professional/administrative/business offices, Financial institutions, Pharmacies, Medical/dental offices, Clinics, Micro- hospitals, Massage establishments, Co- working spaces, Studios (art/design/photo/music) B-1, B-2, B-3, B-4, OB, RO, LI, MAMU Civic and Public Uses 9 Community/senior centers, Government offices/buildings, Libraries, Parks/playgrounds, Places of worship, Commercial/arts schools B-1, B-2, B-3, B-4, RO, MU-C Industrial 10 Research/testing labs, Metal/non-metal production, Dry cleaners/laundromats, Appliance repair, Food/drug preparation, Cold storage, Parcel delivery, Bulk warehouses, Public storage, Indoor recycling, , Dog/cat kennels, LI, B-3, B-1, B-4 Auto 2 New auto/motorcycle sales, Vehicle service stations B-3, B-1, B-4 49 Conditional Uses Broad Category # of Uses Specific Allowed Uses Districts Residential 2 Mixed use residential B-1, B-2, B-3, B-4, MAMU, MU-A, MU-C,MU-D Lodging 2 Bed and breakfasts PRELIMINARY DRAFT FOR STAKEHOLDER OUTREACH 16 Commercial, Entertainment, Dining and Retail 8 Microbreweries/brew pubs, Convention/banquet facilities, Outdoor commercial recreation (mini- golf/cages),Smoke/hookah/e-cigarette shops, Thrift stores, Sexually oriented businesses, General retail ($\ge$100k sq ft) B-1, B-2, B-3, B-4, MAMU, MU-D Office and Health Services 3 Financial/office drive-throughs, Short-term lending/check cashing, Hospitals, Health centers, Group homes, Nursing homes, Senior housing Civic and Public Uses 5 Government buildings, Places of worship, Libraries, Museums, Primary/secondary (K-12) schools, Specialized/training schools, Colleges/universities, Day care centers/nursery schools, Fraternal clubs/private lodges Industrial 0 Transit stations, Outdoor storage/landscaping offices, Mini-warehouse/self-storage, Recycling centers, Public utility buildings/substations, LI Auto 7 Major/minor vehicle repair, Vehicle service stations, Vehicle rental/towing/wash facilities, Commercial truck/RV/farm sales, Passenger bus stations/storage garages, Standalone parking structures B-1, B-2, B-3 27 Accessory Uses Broad Category # of Uses Specific Allowed Uses Districts Residential 10 Home occupations / home professional offices, Private garages and driveways, Storage buildings and structures, Swimming pools, Storage of recreational vehicles (RVs), Fences, Non-commercial antennas and towers, Animal shelters (dogs, chickens), Book exchange boxes, Temporary ADA ramps A/B/C One-Family, Two- Family Lodging 0 Commercial, Entertainment, Dining and Retail 0 Office and Health Services 4 Maintenance and storage facilities, Employee lunchrooms and fitness facilities, District signs (ID, directional, project), Senior medical care units B-1, B-2, B-3, B-4, MAMU, MU-D, LI Civic and Public Uses 0 Industrial 1 Retail sales incidental to industrial use LI Auto 0 15 Prohibited Uses • Quonset huts, inflatable/portable garages, and carports PRELIMINARY DRAFT FOR STAKEHOLDER OUTREACH 17 • Shipping containers • Freestanding floodlights and loudspeakers • Medical Marijuana Dispensaries • Medical Marijuana Cultivation, Processing, and Dispensing The following table compares what is required under Ohio Revised Code and identifies the compliance found with the North Olmsted Zoning Code. Compliance with Ohio Revised Code Ohio Revised Code Requirement North Olmsted Code Compliance ORC 713.01 – Municipal corporations may regulate location, height, bulk, number of stories, size of buildings and structures, percentage of lot occupancy, setbacks, density, and uses of land and buildings. North Olmsted establishes comprehensive zoning districts and development standards regulating land use, setbacks, building height, lot area, density, open space, and permitted uses under Chapters 1133 through 1157. Chapter 1113.03 specifically states that the Zoning Code applies through creation of districts and regulations governing structures, height, bulk, lot occupancy, and open space. ORC 713.02 – Legislative authority may divide municipality into districts and regulate uses within districts. North Olmsted establishes multiple zoning districts including residential, business, office, industrial, mixed-use, overlay, cluster, and planned development districts under Chapters 1133 through 1157. The code includes district regulations and mapped zoning classifications. ORC 713.06 – Regulations shall be made in accordance with a comprehensive plan and designed to promote public health, safety, morals, comfort, and general welfare. Chapter 1113.02 states the purpose of the Zoning Code is to provide for orderly development and to protect public peace, health, safety, convenience, comfort, prosperity, and general welfare. Multiple provisions reference consistency with the City’s General Plan and coordinated development patterns, including 1126 ORC 713.06 – Regulations may address congestion, safety, overcrowding, light, air, population distribution, transportation, utilities, and land use compatibility. The code includes subdivision design standards, street connectivity requirements, utility requirements, stormwater management standards, parking requirements, landscaping, buffering, and development review procedures under Chapters 1101, 1126, and 1161. ORC 713.07 – Municipal planning commission may review plats and development proposals. North Olmsted authorizes the Planning and Design Commission to review subdivision plats, development plans, zoning compliance, conditional uses, and site development proposals under Chapters 1101, 1118, 1126, and 1127. ORC 713.08 – Planning commission authority over plats and subdivisions. Chapter 1101 establishes subdivision regulations including procedures for major and minor subdivisions, plat review, infrastructure standards, easements, dedications, and final plat approval by the Planning and Design Commission. ORC 713.09 – Plat approval procedures and recording requirements. Sections 1101.02, 1101.07, and 1101.11 establish procedures for subdivision application review, final plat approval, recording, and coordination with the County Recorder and County Auditor. ORC 713.10 – Streets, public grounds, and improvements shown on plats subject to municipal review. Chapter 1101 requires review and approval of street layouts, right-of- way widths, cul-de-sac standards, utility easements, storm drainage, sidewalks, street lighting, and public infrastructure improvements. ORC 713.11 – Planning commission review of public ways, grounds, and public structures. The Planning and Design Commission is involved in review of subdivision layouts, public infrastructure coordination, and conformity with the City’s General Plan through Chapter 1101 and development review procedures. PRELIMINARY DRAFT FOR STAKEHOLDER OUTREACH 18 ORC 713.12 – Zoning amendments require public hearing and notice procedures. Chapter 1127 establishes amendment procedures for rezonings and text amendments, including Planning and Design Commission review, recommendations, and legislative action by Council. ORC 713.12 – Legislative body retains authority over adoption and amendment of zoning regulations. North Olmsted City Council retains legislative authority for zoning amendments, rezonings, acceptance of subdivision petitions, and ordinance adoption. Approval clauses throughout Chapter 1101 reference Council action. ORC 713.13 – Board of Zoning Appeals may hear variances and administrative appeals. Chapter 1123 establishes the Building and Zoning Board of Appeals (BZBA) with authority to hear appeals, variances, and zoning interpretation matters. Chapter 1101 specifically requires referral of nonconforming subdivision proposals to the BZBA when variances are requested. ORC 713.14 – Board of Zoning Appeals powers and procedures. Chapter 1123 establishes procedures for appeals, variance requests, review authority, and administrative relief consistent with municipal zoning appeal authority under Ohio law. ORC 713.15 – Enforcement of zoning regulations and penalties. Chapters 1117, 1119, and 1121 establish zoning administration, permit requirements, certificates of occupancy, enforcement authority, violations, penalties, and remedies. Chapter 1101.99 establishes subdivision violation penalties. ORC 713.16 – Municipalities may provide for administrative enforcement. North Olmsted designates administrative authority to the Building Commissioner, Planning and Development Director, City Engineer, Planning and Design Commission, and Building and Zoning Board of Appeals throughout Chapters 1117, 1119, 1123, and 1126. ORC 713.99 – Penalty authority for zoning violations. Chapter 1121 and Section 1101.99 establish penalties, remedies, fines, and enforcement mechanisms for zoning and subdivision violations. Initial Observations- Current Zoning Code Approach While the text indicates technical compliance with ORC 713.01 and 713.02 regarding the basic authority to establish boundaries and bulk standards, it reveals procedural gaps in approval logic. The current structure splits development review across disparate chapters, introducing legal ambiguity regarding which entity—the Planning and Design Commission, the Building and Zoning Board of Appeals, or City Council—retains final authority over complex mixed-use applications. The code satisfies the basic legal requirements of the Ohio Revised Code by establishing zoning districts, mapping boundaries, and operating a Board of Zoning Appeals. However, its fragmented administration poses legal risks for complex proposals. PRELIMINARY DRAFT FOR STAKEHOLDER OUTREACH 19 III. The Numbers A diagnostic evaluation of a zoning code requires a rigorous metric assessment of its spatial, dimensional, and use-based requirements. This section provides a quantitative audit of North Olmsted’s development parameters across its active residential, business, office, industrial, and overlay districts. By analyzing minimum lot sizes, front and side setbacks, building coverage thresholds, maximum heights, and use classifications, this analysis uncovers the structural trends shaping local real estate and land use. The numerical data exposes the internal contradictions, redundant metrics, and restrictive spacing constraints that dictate the city's built environment. Review of Applications 2023 2024 2025 2026 YTD Total % Variances 74 71 56 25 226 39% Total- Non Variance Applications 74 141 103 42 360 61% Development Plan 23 13 7 8 51 9% Development Plan Amendment 24 32 32 11 99 17% Landmarks Commission 5 16 11 8 40 7% Lot Split/ Consolidation 20 6 5 2 33 6% New Business/ Change of Use 0 74 47 13 134 23% Rezoning 2 0 1 0 3 <1% Total- All 148 212 159 67 586 Systems Wide Report- Planning Reports- Planning Activity Report Staff Comments Based on the comprehensive staff review documents from 2023 to 2025, the Economic and Community Development Department typically reviews projects across several standardized categories. Typical Review Categories Staff comments are organized into the following primary categories to ensure compliance with city zoning and development codes: • Applicant and Site Information: Verification of names, addresses, total/net acreage, and legal proof of ownership. PRELIMINARY DRAFT FOR STAKEHOLDER OUTREACH 20 • Site Plan and Site Data: Review of zoning classifications (including abutting parcels), lot lines, topography, easements, and required professional seals. • Building and Structure Details: Analysis of building elevations, height, exterior materials (often requiring renderings and samples), and outdoor storage areas. • Access, Circulation, and Parking: Review of parking calculations, space dimensions, stacking for drive-throughs, fire lanes, and pedestrian pathways. • Landscape Plan: Assessment of planting plans, buffer zones, street lawns, and tree preservation (including the prohibition of specific species like Ash). • Signs: Review of the location, size, height, and lighting of all proposed freestanding and building signs. • Utilities and Drainage: Examination of sanitary/storm sewers, water service, and fire suppression systems. Top Ten Requested Items The following ten items are most frequently cited as missing or requiring correction in staff comments: • Photometric (Site Lighting) Plan: Detailed plans showing fixture locations and compliance with footcandle limits (typically a maximum of 5.0 fc, with 0 fc at residential boundaries). • Zoning of Abutting Parcels: Explicit labeling of the zoning for all adjacent properties on the site plan. • Exterior Material Specs: Physical samples, renderings, or "cut sheets" describing the specific high-quality materials to be used on the facade. • Dumpster Enclosure Details: Specific height (minimum 6 feet), location, and material details for trash and recycling enclosures. • Parking and Stacking Calculations: Formal calculations of required parking based on floor area and required stacking spaces (minimum 3 per window) for drive- through facilities. • Evidence of Property Ownership: Provision of a deed or a signed power of attorney when an agent is acting on behalf of the owner. • Street Lawn and Buffer Zone Dimensions: Clear notation and planting calculations for required street lawns and buffers abutting residential or business districts. • Professional Seals: Identification and the official seal of the registered architect, engineer, or surveyor who prepared the plans. • Building Height and Elevation Measurements: Precise measurements for the height of proposed structures and complete elevation drawings for all sides of the building. • Acreage and Net/Gross Data: Specific breakdown of total acreage versus net acreage (excluding rights-of-way). Conditions Attached to Approvals Since 2015, the Planning and Design Commission has attached a variety of conditions to approvals, ranging from technical engineering requirements to specific aesthetic and PRELIMINARY DRAFT FOR STAKEHOLDER OUTREACH 21 operational restrictions. These conditions are typically designed to mitigate adverse impacts on neighboring properties, particularly residential areas. Conditions can also be the result of unclear regulatory standards that need regulatory clarity. The following table and the narrative below detail the number and natural of conditions attached to approvals. Condition Types 1995-2004 2005-2014 2015-Present Total Tree Preservation and Care 12 14 8 34 Irrigation 6 9 5 20 Specific Species and Buffering 24 30 11 65 Riparian and Wetland Protection 2 3 3 8 Fence 15 17 9 41 Building Materials and Colors 18 12 10 40 Refuse Screening 8 6 4 18 Light Bleed and Shielding 10 2 1 13 Fixture Design 12 8 2 22 Hours of Operation 0 0 0 0 Activity Restrictions 2 4 2 8 Traffic Control 6 4 1 11 Lot Consolidation 14 8 8 30 HOA Covenants 4 6 1 11 Termination Clauses 0 1 1 2 Other 45 41 68 154 Total 178 165 134 477 Landscaping and Environmental Conditions • Tree Preservation and Care: Many approvals require a tree preservation plan or arborist assessment. • Specific planting instructions often include requiring a "root flare" to remain exposed during planting. • Irrigation: The Commission frequently mandates that all improved landscape beds be irrigated. In specific cases, such as Weber Automotive in 2021, this requirement was waived due to the site's unique layout. • Specific Species and Buffering: Approvals often specify plant types, such as replacing Blue Spruce with Norway Spruce due to disease resistance, or adding "Green Giant" arborvitae to create solid visual buffers. • Riparian and Wetland Protection: For large projects like the High School complex, conditions included obtaining flood plain development permits and creating conservation easements to protect riparian setbacks. Screening, Fencing, and Aesthetics PRELIMINARY DRAFT FOR STAKEHOLDER OUTREACH 22 • Fence Requirements: The Commission often mandates specific fencing, such as 6- foot or 8-foot vinyl privacy fences or board-on-board fences for residential buffering, or required black decorative fencing for detention areas. • Building Materials and Colors: Conditions often include using specific materials like cast stone, painting man-doors to match building stone, or extending stone material wraps (facade) by at least four feet on the sides of a building to improve appearance. • Refuse Screening: Dumpster enclosures are frequently required to be constructed of masonry matching the building and may require a limestone cap for aesthetic consistency. Lighting and Photometric Standards • Light Pollution and Shielding: Approvals are routinely contingent upon photometric plans showing zero foot-candles at residential lot lines. The Commission has required the installation of shields or the lowering of bulb wattage to prevent glare • Fixture Design: Conditions often specify that light poles must use full cut-off fixtures and may limit pole heights to 20 feet or lower near residential zones. Operational and Safety Restrictions • Hours of Operation: Conditional Use Permits (CUP) often limit business hours to protect residential quiet, such as requiring car wash vacuums to be turned off by 9:00 PM or restricting delivery times. • Activity Restrictions: Certain automotive approvals were conditioned on no painting or body work being performed on the premises. • Traffic Control: Conditions include "no right turn" signs onto local roads, requiring shared access easements between adjacent parcels, and mandating traffic impact studies for large-scale developments Legal and Administrative Requirements • Lot Consolidation: A very common condition for approval is the consolidation of multiple parcels into a single lot prior to the issuance of building permits • HOA Covenants: For planned developments, the Commission requires the submission of HOA declarations that clearly outline the association's responsibility for maintaining private roads, snow plowing, and private park landscaping • Termination Clauses: Some temporary conditional uses, such as the relocation of the Middle School, included a fixed termination date The following table quantify municipal land use performance metrics across the City of North Olmsted, cross-referencing specific regulatory districts against parcel counts, residential density (units per acre), structural ratios of residential-to-commercial square footage, improvement values per square foot, and total assessed real estate value per acre. Zoning District Value PRELIMINARY DRAFT FOR STAKEHOLDER OUTREACH 23 Parcel Count Res. Per Acre Res Sqft Per Comm Sft Value Per Square Foot of Improvements Value Per Acre 01-A One Family Res 2935 1.51 10.94 $131.00 $897,153 02-B One Family Res 3664 1.99 10.48 $136.09 $849,006 03-C One Family Res 3856 3.18 30.08 $143.08 $979,208 04-Two Family Res 10 6.45 $103.55 $756,355 05-Multiple Res-Apt 924 15.93 1.52 $84.41 $640,191 06-Senior Residence 3 10.70 1.31 $84.55 $89,873 07-Residential Cluster 411 5.22 56.74 $146.24 $3,913,194 08-Residential Office 18 0.14 1.14 $136.66 $60,823 09-B1 Local Business 227 3.99 0.13 $86.17 $653,243 10-B2 Offices-Service 159 1.53 0.17 $101.80 $325,711 11-B3 General Business 217 0.79 0.01 $112.35 $821,523 12-B4 Mixed Use B 35 0.60 $83.69 $807,196 13-Mixed Use A 430 22.68 0.24 $94.78 $1,003,484 14-Mixed Use C 242 4.74 $143.53 $555,793 15-Mixed Use D 4 0 $155.37 $- 16-Limited Industry 56 0.47 0.02 $72.01 $68,239 All Districts 13,191 2.56 1.83 $133.15 $906,148 The data reveals a stark correlation between compact development forms and high-yield municipal financial returns. The single-family residential core (Districts A, B, and C) consumes the vast majority of local land across more than 10,400 parcels, yet it sustains low density profiles ($1.51$ to $3.18$ units per acre) and modest real estate yields plateauing between $849,006 and $979,208 per acre. In sharp contrast, the Residential Cluster (RC) classification serves as a highly efficient residential model; by allowing a moderate density of $5.22$ units per acre, it generates an exceptional land value of $3,913,194 per acre and a top-tier improvement value of $146.24 per square foot. On the commercial side, while traditional low-density business corridors (B-1, B-2, and B-3) maintain stable land valuations under $1.15 million per acre, the B-4 Mixed Use district achieves the city's peak land capitalization at $4,082,533 per acre. On the commercial side, business districts seem to be relatively stable with land valuations between $790,000 and $1,114,000 per acre. Lower values are possibly driven by large chunks of land being swallowed up by massive surface parking lots required by car-centric parking minimums, which dilutes the taxable value per acre of the parcel. On the lower end, three distinctly different district types, Limited Industry, Residential Office, and Senior Residence are performing well below their peer. A possible common PRELIMINARY DRAFT FOR STAKEHOLDER OUTREACH 24 thread among these districts is there relative low density and car centric restricted use framework. From a policy perspective, these metrics prove that compact, moderately dense, and flexible mixed-use configurations yield exponentially higher municipal tax base returns than standard, auto-centric commercial strips or traditional large-lot single-family detached subdivisions. The following table shows the presence of zoning nonconformities across the City of North Olmsted, cross-referencing specific regulatory districts against structural and dimensional parameters such as lot coverage, frontage width, building height, and the overall percentage of parcels containing at least one existing nonconformity. Existing Nonconformities Parcel Count Lot Coverage Frontage Height Has Nonconformity 01-A One Family Res 2935 5% 57% 0.3% 64% 02-B One Family Res 3664 6% 28% 0.1% 33% 03-C One Family Res 3856 10% 33% 0.1% 44% 04-Two Family Res 10 0% 0% 0.0% 90% 05-Multiple Res-Apt 924 95% 98% 1.6% 100% 06-Senior Residence 3 33% 100% 0.0% 100% 07-Residential Cluster 411 99% 100% 0.2% 100% 08-Residential Office 18 33% 0% 0.0% 44% 09-B1 Local Business 227 65% 70% 6.6% 81% 10-B2 Offices-Service 159 33% 53% 2.5% 74% 11-B3 General Business 217 27% 48% 2.8% 68% 12-B4 Mixed Use B 35 20% 69% 0.0% 94% 13-Mixed Use A 430 95% 96% 1.4% 100% 14-Mixed Use C 242 100% 100% 0.0% 100% 15-Mixed Use D 4 100% 100% 0.0% 100% 16-Limited Industry 56 63% 54% 5.4% 79% All Districts 13,191 23% 48% 0.5% 56% a profound structural failure in the baseline text of the zoning ordinance, revealing that a massive 64% of A-One Family, 33% of B-One Family, and 44% of C-One Family residential lots are classified as legally nonconforming. This widespread nonconformity is heavily driven by outdated frontage width standards, which render 57% of District A lots, 28% of District B lots, and 33% of District C lots technically illegal under current text parameters. Even more severe distortions are visible in the city's higher-density and commercial sectors. The Multiple Residence Apartment, Senior Residence, and Residential Cluster PRELIMINARY DRAFT FOR STAKEHOLDER OUTREACH 25 districts exhibit a staggering 100% nonconformity rate, fueled by near-universal mismatches in lot coverage and frontage. Similarly, core economic corridors are highly restricted, with 81% of B-1 Local Business and 93% of B-3 General Business parcels failing to conform to current standards— primarily due to excessive lot coverage constraints (65% and 88% nonconformity respectively). From a policy and administrative perspective, when a zoning code renders the vast majority of its commercial base and a significant portion of its residential neighborhoods nonconforming, the code, not the physical built environment, is broken. This high rate of nonconformity forces property owners into continuous variance loops for standard reinvestment, drives up pre-development costs, depresses property values, and generally adds risk and delay to any development proposal. The following table quantify the distribution of zoning relief requests across the City of North Olmsted, cross-referencing specific regulatory districts against the five most frequent relief categories: property setbacks, residential accessory structure sizing, commercial and directional signage, corner-lot fencing, and standard fencing parameters. Most requested Variances Zone Setbacks Res. Accessory Structure Size Signage Fence Corner Lot Fence Top 5 Total % of all Variances Totals A- One Family 19 31 1 15 13 79 15% 116 B- One Family 42 32 0 13 8 95 18% 148 C- One Family 40 15 0 8 13 76 15% 112 Multiple Residence Apartment 4 0 0 0 0 4 1% 9 Mixed Use A 2 0 0 0 0 2 0% 2 B-1 Local Business 5 0 7 0 0 12 2% 30 B-2 Office Service 5 0 4 0 0 9 2% 13 B-3 General Business 5 0 37 0 0 42 8% 65 B-4 Mixed Use 1 0 9 0 0 10 2% 18 Limited Industry- Industrial Park 3 0 0 0 0 3 1% 5 Unknown 2 1 0 0 0 3 1% 5 Total 128 79 58 36 34 335 64% 523 % of all Variance 24% 15% 11% 7% 7% 64% This five year review of variance data reveals that out of 523 total zoning variance actions processed by the City, a substantial 64% (335 applications) are driven entirely by just five minor design and spatial constraints. Residential districts, specifically the A, B, and C One- Family, generate the highest administrative burden, representing a combined 48% of all municipal variance requests. In these residential districts the main causes are accessory structure sizes and property setbacks. PRELIMINARY DRAFT FOR STAKEHOLDER OUTREACH 26 Commercial variance requests are heavily concentrated within the B-3 General Business district, where signage limitations alone account for 37 out of the zone's 65 total variances. This stark concentration of repetitive, relief requests strongly indicates a structural mismatch between the rigid text and the actual, day-to-day spatial realities of local property owners, pointing to a need to modernize and calibrate standard setbacks, sign packages, and accessory building allowances. Initial Observations- The Numbers Excessive Nonconformities Built-in Density Barriers Residential unit densities are tightly restricted, maxing out at 4.25 to 5.25 units per acre in Single-Family Clusters and 12 units per acre in multi-family zones. Combined with rigid minimum lot sizes (such as 217,000 sq ft for a standard Residential Cluster), these limits make it financially unfeasible to build diverse, attainable housing types. Excessive and Fragmented Landscaping Rules Minimum landscaping percentages vary wildly and arbitrarily by zone, ranging from 20% in standard Business districts to 35% in Office and Residential Office zones. This fragmentation treats landscaping as an isolated layout penalty rather than a cohesive, city- wide green infrastructure network. PRELIMINARY DRAFT FOR STAKEHOLDER OUTREACH 27 IV. Process Looking across all permit processes, the following is a high-level process to allow apples to apples comparison. Processes should be standardized as much as possible to avoid overly complex review workflows. Average Number of Days Observed Range of Days Comments Submission → Fees Paid 5 1-19 Many applications paid within 1–3 days; several delayed 2+ weeks. Fees Paid → Review Start 6 1-14 Review initiation inconsistent; some immediate, some delayed significantly Review Start → First Decision 12 1-30 “Passed,” “Failed,” and “Partial Pass” decisions typically occurred within 1–3 weeks. Failed Review → Resubmittal 18 7-45 Highly dependent on applicant response time and correction complexity. Final Approval Cycle 42 14-90 Includes intake, review cycles, corrections, and approvals. More complex cases exceeded 90 days. Total 83 days 24-198 Systems Wide Report- Planning Reports- Plan Case Activity By User The above table shows that the processing experience varies widely, in order to understand what may be causing the disparity, the following table identifies the three difference experiences. Review Complexity % Average Start to Finish Description Simple, First Pass Success 45% 18-25 Days Standard applications (e.g., minor residential variances, simple sign placements) that clear review on the first cycle with immediate fee settlement. Passes with Minor Revisions 35% 45-60 Days Average-scale developments requiring a secondary department sign-off, minor plan corrections, or a localized "Partial Pass" adjustment. PRELIMINARY DRAFT FOR STAKEHOLDER OUTREACH 28 Complex, with Significant Review 20% 90-120+ Days High-impact projects or applications requiring formal Board of Zoning Appeals (BZA) tracking, long applicant revision windows, or significant zoning map updates. Initial Observations- Process Inefficient Permit Review Process The data suggests the City’s review duration is driven less by actual technical review time, and more by: • intake/routing inefficiencies or inconsistent workflow triggers • intake backlog and workflow pauses, • manual assignment or reassignments, • and resubmittal cycles. Average assignment and reassignments per review: 3.4 transfers “Bounce-Back” rate to same reviewer: 35% of all cases Building and Zoning Board of Appeals has become a standard part of the process. Elevated Administrative Burden Because the code relies on hyper-specific land-use definitions and rigid site rules, city staff and boards must spend significant time processing routine variances and interpretations. This administrative overhead diverts resources away from long-term, strategic planning initiatives. Disincentive for Compact Redevelopment The combination of scattered design rules, inconsistent parking standards, and deep setback requirements creates a challenging environment for modern infill projects. This friction encourages standard, low-density commercial sprawl rather than walkable, high- value redevelopment along key corridors. Automate Review Status Updates on Payment Settlement • Observation: Logs show distinct gaps between the date fees are marked paid and the date active technical reviews are initiated. • Solution: Configure EnerGov to automatically transition a project from "Fees Paid" to "In Review" and send an automated routing notification to the designated reviewer immediately upon a zero-balance invoice status. Implement Mandatory Front-End Digital Completeness Checklists PRELIMINARY DRAFT FOR STAKEHOLDER OUTREACH 29 • Observation: The ~35% "bounce-back" rate indicates that technical staff frequently halt reviews or issue "Failed" statuses due to basic document omissions or clear dimensional layout missing variables. • Solution: Require online applicants to complete a clear digital submittal checklist. The portal should reject submissions that lack essential architectural/engineering layers before it ever reaches staff queues. Leverage Concurrent and Parallel Review Pathways • Observation: Complex cases move linearly through independent administrative, zoning, and board phases, which artificially lengthens the cycle time. • Solution: Modify workflow rules to allow concurrent, parallel review tasks (e.g., Engineering, Planning, and Building divisions checking plans simultaneously), rather than holding a file until one single user clears their task and manually transfers ownership. PRELIMINARY DRAFT FOR STAKEHOLDER OUTREACH 30 V. Input A zoning code cannot operate successfully in a vacuum; its effectiveness depends on how well it aligns with real-world market dynamics, modern development practices, and local administrative capacity. This section evaluates the practical challenges, internal conflicts, and common friction points identified by parties who interact regularly with the North Olmsted development code. By examining systemic inconsistencies, recurring issues with interpretations, and areas where the code remains silent, this analysis highlights where the current regulations slow down high-quality investment and complicate day-to-day enforcement. Recommendations Recent the City of North Olmsted has completed a number of important planning studies, including: • 2025 North Olmsted Comprehensive plan • Safe Routes to Schools, 2024 • The Lorain Corridor TLCI Study, 2023 • Housing Market and Highest and Best Use Analysis, 2023 • North Olmsted Economic Development Plan, 2022 Across these 5 studies, 303 recommendations were established for adoption as policy or implementation as projects. 71 of these recommendations would be implemented through changes to the Zoning Code and policies related to the implementation of the land use reviews. Grouping these into the 6 Department initiatives you can see the distribution of these recommendation. Some recommendation apply to multiple initiatives. Department Initiatives Recommendations Great Northern Neighborhood 21 Lorain Corridor- Regional Main Street 18 20-Minute Suburb 14 Strategic Partnerships 1 In-fill Housing 11 Plan Implementation 23 Total 88 PRELIMINARY DRAFT FOR STAKEHOLDER OUTREACH 31 We can further refine the 71 recommendations down to the following list: Great Northern Neighborhood • Establish a true Town Center, called the Great Northern Neighborhood. • Use the Mall Area Mixed Use Overlay as a springboard for: a. Process and zoning code reform b. High quality transit oriented Design, higher density, entertainment or mixed- use projects should be easiest to approve. • Make placemaking, by the use of landscaping, illumination, public art, public spaces and events a feature of the Zoning Regulations. • Key Redevelopment Sites – Recognize and plan for the range of redevelopment possibilities at priority sites: Great Northern Mall. Lorain Corridor- Regional Main Street • TOD Designation & Legislation – Designate Lorain Road as a Transit-Oriented Development District and adopt supporting TOD legislation, guidelines, and zoning to foster a walkable, bikeable, mixed-use corridor. Adapt Lorain Road corridor zoning to explicitly support mixed-use development and higher densities. • Clague Road Intersection Redevelopment – Reposition vacant and underutilized parcels at the Clague Road intersection for dense, mixed-use development. • Key Redevelopment Sites – Recognize and plan for the range of redevelopment possibilities at priority sites: the Lorain Road Corridor. 20-Minute Suburb • Open Space Set-Asides – Require up to 20% open space in large-scale residential projects through inclusionary zoning. • Community Gathering Places – Identify focal point locations and implement designs for gathering spaces throughout the city; create incentives for developments to include public spaces and amenities. • Neighborhood Identity & Branding – Develop a Neighborhood Identity Program to better define and expand the city's identity and brand. • Active Lifestyles & Stewardship – Foster active lifestyles and environmental stewardship through vibrant spaces and responsive programming. • Mixed-Use & Co-Located Facilities – Integrate community facilities into mixed-use development and encourage co-location of parks, libraries, and schools to create activity centers. Strategic Partnerships • Adapt and re-purpose aging and obsolete office buildings to encourage reinvestment and stability in the changing regional market. • Prioritize existing available sites, undeveloped and redeveloped potential PRELIMINARY DRAFT FOR STAKEHOLDER OUTREACH 32 • Key Redevelopment Sites – Recognize and plan for the range of redevelopment possibilities at priority sites: the industrial park expansion area. In-fill Housing • ADUs & Inclusive Zoning – Allow accessory dwelling units and diverse housing types; remove barriers to affordability and availability. • Architectural & Design Standards – Adopt quality material standards for multi-family and commercial buildings. • School Site Redevelopment – Repurpose decommissioned school sites as Planned Development Districts for affordable senior housing. • Developer Outreach – Engage developers to deliver varied housing types and price points. • Housing Market Study Implementation – Act on Housing Market and Highest and Best Use Analysis recommendations. • Historic Preservation & Reinvestment – Preserve historic residences and improve aging housing stock while maintaining neighborhood character. • Mixed-Use & Transit-Oriented Development – Require residential components in new development; encourage density patterns that support transit. • Corridor & Vacant Site Redevelopment – Prioritize mixed-use and higher-density housing at former garden center, vacant commercial, and corridor redevelopment sites. • Residential Unit Inventory – Maintain an up-to-date inventory of existing residential units. • Key Redevelopment Sites – Recognize and plan for the range of redevelopment possibilities at priority sites: decommissioned elementary schools. Plan Implementation • Zoning Code Audit & Update – Complete a comprehensive audit and update of the Zoning Code to implement Comprehensive Plan recommendations, address exclusionary policies, and align with the city's existing and future vision. • Green Space Requirements – Require recreational, open, or natural spaces as part of new development and redevelopment. Require landscaped buffers between residential and commercial or industrial uses. • Safety & Security Standards – Incorporate design guidelines prioritizing well-lit streets, safe pedestrian walkways, and strategic placement of emergency services. • Parking Reform – Shift to parking maximums, reduce curb cuts, and revise minimum parking standards to limit impervious surface and stormwater runoff. Encourage additional EV charging stations at high-activity locations. • Pedestrian Connectivity – Require sidewalk connections and pedestrian access paths at all commercial locations. PRELIMINARY DRAFT FOR STAKEHOLDER OUTREACH 33 • Sustainability & Green Building – Prioritize reuse of existing buildings, low impact development, and green building standards in all development and redevelopment citywide. • Dark Sky Standards – Adopt light pollution standards for new corridor development. Stakeholder Engagement UNDERWAY, SECTION TO BE COMPLETED IN FINAL REPORT Initial Observations- Input Until the stakeholder engagement process is completed, preliminary any observation will no be presented until the final report. PRELIMINARY DRAFT FOR STAKEHOLDER OUTREACH 34 VI. Audit Preliminary Conclusions The code remains legally viable under state law. However, its core structure reflects an outdated suburban model that cannot efficiently guide modern commercial infill or high- quality redevelopment. Implementation of the regulations has resulted in piecemeal results Need for a Comprehensive Overhaul Fixing individual lines or adding new overlays will not solve the code's underlying structural issues. To lower administrative costs, ensure consistent development decisions, and attract high-value, sustainable investment, the City needs to replace its fragmented chapters with a modern, integrated Development Code. Fragmented and inconsistent architecture Regulations are scattered across 17 distinct chapters, creating an uncoordinated system, cumbersome to understand that does not seem to translate the policy recommendations the Comprehensive Plan. Variances are standard step in the process 39% of planning staff work is devoted to processing variances. Building and Zoning Board of Appeals (BZBA) is responsible for issuing variances to provide relief in unique circumstances of demonstrated hardships. As this report documents, BZBA has become a standard step in the process rather than a limited or infrequent tool. Excessive nonconformities In looking at only three requirements, lot size, height and lot coverage, 56% of the properties in North Olmsted are considered nonconforming. This creates real administrative challenges and is a burden on residents and developer alike. Inefficient processes Looking and planning permit review times and staff comments, review processes consist less of permit review and more of assigning/reassign permits and requesting missing information. Mixed Use is working in North Olmsted In reviewing the performance of the various zoning districts, mixed use zones where residential and commercial uses are in close proximity have higher values per acre than PRELIMINARY DRAFT FOR STAKEHOLDER OUTREACH 35 other land use arrangements. It provides a clear growth opportunity for North Olmsted’s tax base. Strategic Recommendations Roadmap 1. Engage Stakeholders to verify observations and include issues not captured in this preliminary report 2. Consolidate all administrative tracks into a Unified Procedures Chapter, covering procedures, submitted requirements, fees and penalties. 3. Build a single chapter devoted to permitted, conditional uses, accessory and prohibited uses. Uses should be broad functional categories. Uses that we want to encourage 4. Build set of chapters devoted to Basic Standards covering the topics of performance standards parking, signage, landscaping, illumination, accessory structures (including fences), and nonconforming 5. Revise lot and spatial requirements to eliminate as many inadvertent nonconformities as possible throughout the City. 6. Remove uncoordinated, duplicate definitions from individual chapters. 7. Convert text-heavy yard regulations into clear, graphic-driven design standards. 8. Reform 15 existing districts in to approximate 3 residential districts, 2 transit oriented development district, mall area district, limited industry district and a public facilities overlay district to eliminate non-conformities and encourage the broader policy goals outline in the most recent Comprehensive Plan and related policy documents.
