Beachwood Residents for Responsible Development

Beachwood City Council is currently considering what are called text changes to the zoning code and permitted property uses for the entire U7A district within the City. While marketed by the developer, the City Planner, and the Mayor as small and subtle changes and clean-up, we believe the proposed text changes have a far more significant and detrimental impact on our City. These zoning changes are driven by the desire of a developer to utilize a single property for an unintended and presently non-permitted purpose. Rather than submit a comprehensive plan and go through the variance process, our City is considering changes to the permitted uses within the entire U7A zoning district to facilitate this one single development. These changes include conditions that we believe deteriorate the Citys negotiating position and control with regards to the development. These changes, if approved, would cover virtually the entire section of Chagrin Blvd, from Richmond to Green. The U7A zoning district was designed specifically for commercial development areas that abut residential neighborhoods. The intent of the current zoning is to specifically prohibit these types of businesses next to residential neighborhoods, the only area where this zoning classification occurs. From the Beachwood Zoning Code:

1127.01 INTENT. It is the intent of this chapter (Class U-7A Districts) to provide for buildings in areas near residential neighborhoods of such types as do not create large volumes of pedestrian and vehicular traffic, nor excessive noise, to provide employment opportunities, to provided medical services for nearby residential neighborhoods and to permit limited commercial development on parcels not considered appropriate for more intensive commercial uses. (Ord. 1966-96. Passed 9-19-66.)
The City is currently in the process of developing a new Master Plan, is engaged with Consultants on broader redevelopment issues and has high vacancy rates at existing hotels and offices. Additionally, the recently completed Commerce Park Revitalization Study did not cite any need for these zoning changes. Any zoning changes should wait until a more comprehensive plan of development is created. Beachwood Residents for Responsible Development is a group of concerned citizens that is all for development, but are against these particular text changes. Collectively, we have taken an active role in understanding the issues and become familiar with the many aspects related to this initiative. We are surprised by the lack of support in any studies, reports, documents and P&Z meeting minutes for this change. Before making any zoning changes, we believe the City should provide a clear vision of future development. We are preparing items to educate the broader Beachwood community why we believe these text changes are a bad idea for all of us! We believe the City Council should consider: The 'conditions' being attached to the zoning actually tie the Citys hands to accept future variances in the development. For example, mandating a minimum quantity and size of room could require the building be more stories and significantly higher than presently allowed. Further, these could be challenged by other property owners who also wish to develop a hotel or restaurant but cannot meet the specified conditions due to market constraints. This could result in development beyond what is currently envisioned and inconsistent with the rest of Chagrin. The Developer could submit a plan for their individual site under current zoning and variance processes. There is no need to change zoning in the entire U7A district to accommodate this! Planning and Zoning has yet to define any conditions for the free-standing restaurants. These establishments would be prominent in the area and would establish a broader definition of our community. Without limits, the end result may be less than council desires and impairs our broader marketing and branding initiatives. If the parcel is sold (and the developer has told some residents that it will be sold as part of this development) it would no longer be part of the Signature Square Master Plan which could result in demands for separate entrances and egresses on Richmond, Bryden and Halburton Road.

Beachwood Residents for Responsible Development

The city ultimately would have no control over the brand or quality of the facility built. As times change, the planned facility may not be sustainable and may request additional variances that cannot be foreseen today. These could include significant downgrading of the facility to a budget based chain or additional hotels more consistent with the neighboring Pavilion Shopping Center. A hotel at Chagrin and Richmond would effectively eliminate one from Commerce Park, where it would be more appropriate and consistent with the area in need of revitalization. Even the preliminary SZD/Whiteboard report suggests mixed-use development to include Hotels. Occupancy rates would have to significantly exceed current market rates for the city to realize $100K in Bed Revenue taxes. At the same time, the city will have to hire additional safety forces to provide services to this facility at a cost of over $100K year. Further, a Hotel would generate significantly less taxes for the City than other currently approved land uses. At the same time, it is estimated that property values in the neighboring community would decline an additional 10%-20%. Current property values are based on the existing zoning. There may be significant infrastructure costs that the city will bear as a result of changing zoning, costs that would not be required with the previously approved plans for the property. Existing hotels are at historically low occupancy and room rates, they cannot afford additional competition and a high-end hotel is not consistent with todays market. Our other businesses would also be negatively impacted, as visitors would not need to leave the property, therefore spending less in our community. Crime will likely increase at nearby offices and shopping centers as a high-end hotel will create a magnet of opportunity based crimes that will extend to the nearby community affecting our schools, neighboring businesses and Residents. A significant portion of the citizens of Beachwood are not satisfied with the level of detail used to support this change, the information provided to the community, and the process this initiative is following, and therefore are not supportive of changes at this time. With the ongoing study, updating of the master plan, marketing, branding and other initiatives Council does not need to rush into this decision. There is no reason it cannot wait until a more comprehensive plan is developed. Beachwood Residents for Responsible Development is fully prepared to engage in meaningful discussions for the property currently considered for development. We welcome the opportunity to work with the property owner, developer and City leadership to achieve a world class development using the established zoning process. We welcome your support, comments and questions. Please feel free to call any of our organizing members listed below for additional information. Michael Silver Co-Chair Sorin Teich Co-Chair Randi Lackritz Co-Chair Jerry Moss Co-Chair David Ashpis Rebekah Dorman Linda Hyams Richard Hyams Ken Banchek Dan Constantin Raj Chandra Karen Tindel 216-548-6841 216-765-1221 216-360-0850 216-464-0458 216-765-0858 216-765-0858 216-591-1185 216-578-4353 216-595-0925 216-765-1579 216-765-1365 216-292-7516