City of South EuclidOakwood Commons; Rezoning Review #1March 2, 2011
Page 2 of 16
The City’s Comprehensive Plan contains an overview of various land
use, planning, andzoning-related elements. The Plan includes a narrative discussion and maps of existingdevelopment patterns, observations and assessments of residential and nonresidentialdevelopment, as well as overall community objectives, development policies, andimplementation measures.Below is a summary of various elements of the 1999 and 2010 Update to theComprehensive Plan that support or conflict with the proposed rezoning of the Oakwoodsite
and our understanding of the City’s current development policies and community
objectives. It is our understanding and important to note that although the PlanningCommission recommended approval of 2010 updates to the Plan, such Plan revisions havenot been formally adopted by City Council.
Supports Proposed Rezoning
Lack of Vacant Land = Locational and Economic Disadvantage
“The City is a member of the First
Ring Suburbs…In all of these“first
ring” suburbs, there is little vacant land
available for new development.This makes it very difficult for these communities to compete with outlying
suburbs where vacant land is more plentiful” (
1999 Comprehensive Plan-Page 1)ii.
“The Plan’s policies are primarily influenced by the
development patterns and its context within the regional market. As a result of these influences, the Plan addresses the following:1. Economic Development- Ways in which the City can maintain a balanced taxbase in light of:
related to major highway access and theamount of non-residential uses in surrounding communities.
Limited amount of undeveloped land
(1999 Comprehensive Plan-Page 2)iii.
“A plethora of employment, retail, entertainment, and cultural
choices are available to South Euclid residents within a 30 minute drive.
However, due to the City’s distance from highway interchanges and the many
beyond its boundaries
, South Euclid is
at a locationaldisadvantage when competing for new development
” (emphasis added)
(1999 Comprehensive Plan- Page 2)
. The Oakwood site represents previously unavailable developable land andan opportunity to overcome locational disadvantages. As the Comprehensive Plannotes, large-scale opportunities for nonresidential development are limited in SouthEuclid
due to forces largely beyond the City’s control
The City’s e
xisting nonresidentialdevelopment consists almost exclusively of stand-alone buildings on lots with minimumlot depth (average 150 feet).The availability of the Oakwood site for development was unexpected and a similaropportunity of this
likely present itself again. Future nonresidentialdevelopment in other areas of the City, such as the Mayfield corridor, would require