Holly Dirkhsing proposes converting 30349 Lorain Road from a hair salon to an animal grooming salon without exterior changes. The project in the B2 Office-Service zone meets setback and parking requirements, includes no outdoor runs, and must comply with animal noise, odor, and waste rules per North Olmsted conditional use standards.
Jun 5, 2026, 4:19 PM · manual-curation
[462-2026; 30349 Lorain Road; Dirkhising Packet.pdf]
PROJECT OVERVIEW
SPATIAL REQUIREMENTS
Lot
Requirement
Proposed
Yard
Requirement
Proposed
Min. Size
25,000 sq ft
44,854 sq ft
Front Setback
50 ft
+/- 35 ft
Min. Width
100 ft
100 ft
Side Setback
10 ft
+/- 3.5 ft
Min. Depth
NA
NA
Rear Setback
25 ft
+/- 470 ft
Coverage
Requirement
Proposed
Height
Requirement
Proposed
Max. Footprint %
NA
NA
Min. Height
NA
NA
Max. impervious %
50%
12%
Max. Height
35 ft
+/- 12 ft
Build-To-Zone
NA
NA
Building Frontage Width
NA
NA
PARKING (1161)
Use
Use Standard
Requirement
Proposed
Animal grooming, training, day care, and
boarding
1 per 300 sq ft of UFA
3
5
Shared
NA
NA
NA
Modification
NA
NA
NA
Total
3
5
LANDSCAPING, SCREENING & LIGHTING
Budget Category
Standard
Requirement
Proposed
Street Trees
NA
Street Lawn
NA
Front Buffer
NA
Side Buffer
NA
Rear Buffer
NA
Required Screening
NA
Exterior Lighting
NA
EXISTING NONCONFORMITIES (1165) & EXISTING VARIANCES
Nonconforming Aspects
Comments
Side Yard encroachment
Existing structure allowed to continue
PROPOSED & EXISTING USES
Identified Uses
Permitted/
Conditional/
Accessory
Requirements
Comments
Animal Services
Conditional Use
To grant a condition the
requirements of 1118.13 are
required:
The facility is 363 ft from the nearest
residential district.
Project Name
Developer Name
Address
Zone
Pet Grooming
Holly Dirkhsing
30349 Lorain Rd
B2 Office-Service
Project Description
Proposed change of use from a Hair Salon to the Animal Grooming Salon in existing structure. This proposed use is
limited to the front portion of the building. No construction or exterior improvements are being considered.
1. No part of the facility shall be
located closer than 100 feet from
any residential zoning district.
2. If the facility is to include
outdoor runs or exercise areas,
minimum lot area shall be one (1)
acre.
3. No dog runs or animal exercise
areas shall be located in a front
yard.
Outdoor runs/exercise/relief
areas shall be set back a minimum
of 50 feet from all side and rear
property lines or the required
setback for the zoning district,
whichever is greater; provided, a
100 foot setback shall be
maintained from any residential
district boundary.
4. Outdoor runs/exercise/relief
areas shall be screened by a six (6)
foot privacy fence constructed of
quality materials that are
compatible with the surrounding
neighborhood in accordance with
the screening requirements in
Chapter 1139.
5. All animal noise and odor must
be confined to any building used to
house the animals.
6. All animal excrement must be
removed from any outdoor
runs/exercise/relief areas or yard
and disposed of in a trash
receptacle and removed off site on
a weekly basis.
No outdoor runs or exercise areas
are proposed. No screening
therefore required.
Applicant response regarding noise
or odor: “By limiting the schedule to
appointments we eliminate walk-ins,
and keep the number of animals on
the premises low (approximately 3-5
at most). This keeps the noise down
as well as odors. With each
appointment lasting at most around
two hours even vocal dogs will only
be there briefly and limited to an 8am
to business hours on a weekly
schedule. Everything has been
decided around respect for our
neighbors and community. Leaving
evenings unbothered by traffic, and
keeping the hours to a traditional
work schedule we have done the
best we can to maximize a peaceful
atmosphere and keep ample time for
the neighbors to enjoy their
community.”
Applicants response to management
of animal waste: “After every
appointment, the groomer(s) will
scan the parking lot and adjacent
areas for excrement and immediate
disposal. We will provide a
receptacle with a closing lid to use
exclusively for disposal of all waste
on the property.
DEVELOPMENT REIEW CRITERIA (1126)
CRITERIA
Comments
Harmonious and Compatible Design
No exterior changes, except signage. The use is contained to the existing structure and should have
minimal impact on adjacent properties.
Minimize Hazards
Not Applicable
Traffic Circulation
Not Applicable
Storm Water
Not Applicable
Landscaping
Not Applicable
Buffers
Not Applicable
Lighting
Not Applicable
Utility Service
Not Applicable
Exterior Uses
Not Applicable
Emergency Access
Not Applicable
Water and Sewer
Not Applicable
Signs
Signage permits will be required under a separate permit, if this conditional use is granted.
Other
CONDITIONS (1126)
Staff Comments
Conditions
public services and facilities will not be adversely affected.
compatible with adjacent land uses and activities.
protect health, safety, welfare and social and economic well-being
protect natural resources and the environment.
ensure compatibility
intent and purpose of the Zoning Code and Master Plan.
regulations and standards established in the ordinance for the land use or activity
ensure compliance with the intent of other City ordinances
STAFF RECOMMENTATION
Staff Comments
The use is similar in nature and impact as the previous hair salon. Since there is no boarding or outdoor dog runs,
the impact on adjacent properties is similar.
Staff recommends approval with the conditions listed below.
Draft motion:
I move to approve the Conditional Use Permit for Holly Dirkhsing at 30349 Lorain Road, located in the B2 Office-
Service District, finding that the proposed Animal Services use, limited to pet grooming, complies with all the general
and specific standards set forth in Section 1118.13, 1126 and other relevant sections of the North Olmsted Zoning
Code, subject to the following conditions:
1) no outdoor runs or exercise area, and
2) limited to pet grooming use, any other use would require further approvals.
This approval is based on the findings of fact presented in the staff report and the evidence provided during the
public hearing.
James E. Nagy, Attorney at Law
20102 Center Ridge Rd.
Rocky River, Ohio 44116
440/331.9998, Desk
Jasenagv@aol.com, Email
C/North Olmsted
To Whom it May Concern:
May 19, 2026
Re.: 30349 Lorain, Commercial Unit
Dear Sir or Ma’am,
The undersigned owner hereby acknowledges his prior and continuing approval of Holly
Dirkhising’s proposed usage of the above captioned unit as a pet grooming operation.
Sincerely Yours,
me As
Ta ate’,
Neil Forni
A. Animal Services, Veterinary Office/Clinic, Animal Hospital, Grooming,
Boarding, Training or Day Care.
1. No part of the facility shall be located closer than 100 feet from any
residential zoning district.
The building is a duplex with an apartment attached. While the residential
unit is currently vacant, the landlord has made the commitment to ensure the
incoming resident(s) are aware of the grooming salon. Additionally, appointments
at the salon will be scheduled limiting the number of customers resulting in little-
to-no traffic congestion, and only during business hours. The parking at the salon
will be separate from the residential parking as well. As the business is designed,
there should be a small - if any - impact on the residents.
2. If the facility is to include outdoor runs or exercise areas, minimum lot
area shall be one (1) acre.
N/A
3. No dog runs or animal exercise areas shall be located in a front yard.
Outdoor runs/exercise/relief areas shall be set back a minimum of 50 feet
from all side and rear property lines or the required setback for the zoning district,
whichever is greater; provided, a 100 foot setback shall be maintained from any
residential district boundary.
N/A
4. Outdoor runs/exercise/relief areas shall be screened by a six (6) foot
privacy fence constructed of quality materials that are compatible with the
surrounding neighborhood in accordance with the screening requirements in
Chapter 1139.
N/A
5. All animal noise and odor must be confined to any building used to house
the animals.
By limiting the schedule to appointments we eliminate walk-ins, and keep the
number of animals on the premises low (approximately 3-5 at most). This keeps
the noise down as well as odors. With each appointment lasting at most around
two hours even vocal dogs will only be there briefly and limited to an 8am to 5pm
business hours on a weekly schedule. Everything has been decided around
respect for our neighbors and community. Leaving evenings unbothered by traffic,
and keeping the hours to a traditional work schedule we have done the best we
can to maximize a peaceful atmosphere and keep ample time for the neighbors to
enjoy their community.
6. All animal excrement must be removed from any outdoor runs/exercise/
relief areas or yard and disposed of in a trash receptacle and removed off site on a
weekly basis.
After every appointment, the groomer(s) will scan the parking lot and
adjacent areas for excrement and immediate disposal. We will provide a receptacle
with a closing lid to use exclusively for disposal of all waste on the property.
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