Bay Village Issue 2: What Does it Mean for the Community?

Bay Village Issue 2, which asked voters to approve a zoning overlay for parts of the community’s commercial district, passed by a healthy margin on Election Day, Nov. 2.

The final tally was 3.692 for, and 2,058 against. That gave the Issue a 64.21 per cent to 35.79 per cent margin of victory.

The result is a clear mandate in favor of the city’s desire to implement a more consistent zoning code for the community’s three main commercial districts.

Primarily affected are the three most prominent commercial districts in the community: Bay Village Square Shopping Center (on Wolf) and Heinen’s, the area around Knickerbocker, West Oviatt and East Oviatt, and Clague Park Plaza Parkway (just south of Reese Park).

Although the Issue passed handily, sweeping changes will not be coming to the Bay Village landscape.

“This is another option for property owners to use when considering a long term investment in Bay Village. The improvements will be incremental over time,” said Mayor Paul Koomar.

In allowing some mixed use (residential and commercial) in the areas, better planning is possible for landowners who envision building while also maintaining the character of Bay Village.

“We’re trying to get folks to think about Bay Village and about ways to use the property more and benefit the people of Bay Village,” said Mayor Koomar. But there are no plans in the works. “Nothing on the radar. Maybe in the next few years something will come to fruition.”

When, and if, plans for these areas are presented to the city, the zoning overlay does not allow for rubber-stamp approval. “They would be subject to the same approval processes that we have been using all along – Building Dept, City Engineer, Planning Commission, Board of Architectural Review,” said the Mayor.

“Think about the library. Their first design, the planning commission felt it wasn’t a good fit for Bay,” said Ward 2 Councilperson Lydia DeGeorge. “The same thinking would apply if someone wants to use the mixed use overlay. The planning commission could look at it and say, ‘That’s not right for Bay, go back and start over.”

The overlay is also not intended to copy Crocker Park-type development. “This gives us more control, that was by design,” said Mayor Koomar. “We didn’t want a large retailer to come in. Everything in retail is moving away from that because of Amazon. We are looking for the smaller shops like The Print Shop.”

According to the League of Women Voters, the Issue “Allows flexible development options that are more aligned with contemporary taste and city planning practices in three designated areas. Revises the zoning code to facilitate the goals of the Bay Village Master Plan adopted in 2017. Streamlines zoning approval to make development of designated commercial district in Bay Village more attractive to developers.” At the same time, it “Allows non-traditional residential and mixed-use development in commercial areas without an additional city vote. Allows increased residential density within the designated areas, possibly straining the provision of city services.”

The Issue was the result of long-term studies by the City, beginning with the 2016 Bay Village Master Plan which was completed with the Cuyahoga County Planning Commission.

“The recommendations were based on a resident survey, public input sessions, and a great deal of work by the project team and steering committee,” said Koomar in an open letter to the community. “To achieve these visions, work began on zoning overlay legislation which was coined “Stay in Bay.” A zoning overlay is an addition to the zoning code that provides an optional set of rules that can be used for property use and development. Owners would be able to choose the overlay rules or the current zoning code. The overlay would not apply to residential areas. It would apply to most commercial areas.”

What will the overlay do?

– Provide the Planning Commission more detailed guidelines to shape project plans in keeping with Bay Village’s character, for example by limiting the height of proposed buildings.

– Keep commercial spaces small to promote locally-owned businesses, and encourage a more pedestrian-friendly shopping area.

The Planning Commission approved the overlay and recommended it to City Council, which unanimously approved it on June 28, 2021.

The overlay furthers several visions outlined in the Master Plan by diversifying housing options, establishing a pedestrian and bicycle-friendly community, and creating a more vibrant village center, according to the Mayor. More walkable shopping areas would tie into the new and planned connections to and within Cahoon Park, resulting in a more pedestrian and bicycle-friendly city center while maintaining Bay Village’s character. Examples of retail areas with an emphasis on smaller and locally owned stores are Old Detroit Road in Rocky River, Chagrin Falls, and the downtown in Hudson.

The overlay provides the Planning Commission with significantly more detailed guidelines and definitions that they can use when working with property owners to refine project plans. This legislation enables the Planning Commission to make sure the plans are in keeping with Bay Village character and respectful of adjacent structures.

Some residents are looking for housing options with less yard upkeep and more walkability to shops. The overlay allows owners the option to incorporate residential units above commercial spaces in areas that are currently commercial only. The overlay specifications are also designed to improve traffic flow and make the commercial spaces more welcoming.

The overlay was developed over 18 months with several public input meetings and many Bay Village Planning Commission working sessions. The Planning Commission approved the overlay and recommended it to City Council, which unanimously approved it on June 28, 2021.

The Bay Village zoning code has been largely unchanged since the 1950s. This overlay enables owners to develop the property in ways more in keeping with modern usage.