[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6264044,"mediaKeyId","3099348-976147092e8168293db70f1c0e169710","parentId",3099348,"title","Residents object to planned sale of Cedar Road bluff parcels; committee refers proposal for more study","audioSeconds",971,"startMs",8547000,"endMs",9518000,"viewUrl","/Search/View?dp=1&key=3099348-976147092e8168293db70f1c0e169710&start=8547&end=9518","thumbnailUrl","https://assets.pipeline.soar.com/3099348-976147092e8168293db70f1c0e169710/thumbnail_8547000.jpg","articleUrl","/articles/6264044/Cleveland-Heights/Cuyahoga-County/Ohio/Residents-object-to-planned-sale-of-Cedar-Road-bluff-parcels-committee-refers-proposal-for-more-study","mediaUrl","https://secure.pipeline.soar.com/6264044-0fc51d10395ae5c72bc638ce8fb01f62/orig.mp4?Expires=1775203933&Signature=dRdJmjkwfw11osXhrym4Q6E6hNVTXPblIxjvFAEj2MBDVOmLezE7DbOVnzNY6pzBfNPNqMtnVCXK2Qz7NiVJ7B0bYwtLvxS-fxV6WltQsqWGAoBN6RyotzgueDZi4KptXFyl0~JzrqdTftOl4ltDz5xo0VC6AAfpOjMDUc7PiRCeJsfPKn44MhUmC5l157bIqZM3Oi8ZbTk5aPcCiPPQkbxmkkDJnfE~nwzTaVh2BoWOZbHuXjprVMx8txbpgZau-eQvFIzcdC7EBL-bXa0-inICn-YMGm10EBOluAnsuGVup4yZXxOxU0nrLvFN9WtFVVndooh3LXOQITij5HvvAQ__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Cleveland Heights, OH","date","2025-04-23T20:26:51.407Z","article","A proposed conveyance of two Cedar Road bluff parcels drew vocal neighborhood opposition at the April 23 Planning & Development Committee meeting and the committee agreed to take the matter to the Committee of the Whole for additional study and public engagement.

Developer Paul Volby, an architect and for‑sale housing developer who has presented prior plans to the city, described a three‑house project for the Cedar‑Fairmount corridor and said the proposal would replace underused parcels with high‑quality, for‑sale homes. Staff described proposed conveyance terms: $40,000 total for two lots, with $20,000 at closing and $20,000 due on sale of completed homes within 24 months; a reversion clause would return title to the city if no construction occurs within 24 months.

Residents objected to the sale on historical and safety grounds. Several speakers said the land had been donated or dedicated decades earlier with recorded deeds or local commitments for park or street‑widening purposes; residents asked staff to research deed language and earlier municipal actions. Kelly Opecek, a neighbor, said the bluff functions as a narrow, used public green edge with a narrow sidewalk and heavy car traffic and urged the city to instead invest in trees, sidewalk improvements and a safer public realm rather than housing on the site.

Why it matters: Cedar Road is a highly visible corridor into parts of Cleveland Heights; neighbors argued that the site carries historical covenants and that a better use would be improvements to the public right‑of‑way. Developers and some council members argued the parcels generate maintenance costs while sitting vacant and might be better used to add additional for‑sale housing.

Action: The committee referred the proposal to the Committee of the Whole for additional review, public notice and a formal community meeting. Staff said a public meeting and title search will be arranged; the committee asked staff to provide documentation of prior dedications or deed restrictions and accident/safety reports for the corridor.

Ending: Committee members said public outreach is required before final council action and asked staff to return with title research, public‑safety data and a formal community meeting schedule.","mediaType","Video","parentTitle","Cleveland Heights Planning and Development Committee April 23, 2025","oneSentenceSummary","Neighbors told the Planning & Development Committee on April 23 they oppose sale of two Cedar Road bluff parcels to a developer proposing three for‑sale homes; the committee referred the proposal for further study and public engagement.","taxTitle","Cleveland Heights, Cuyahoga County, Ohio","taxId",54271,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6264049,"Cleveland Heights committee delays vote on ordinance to convey 16 city‑owned structures for owner‑occupant rehab",495,6467000,6962000,"/Search/View?dp=1&key=3099348-976147092e8168293db70f1c0e169710&start=6467&end=6962","https://assets.pipeline.soar.com/3099348-976147092e8168293db70f1c0e169710/thumbnail_6467000.jpg","/articles/6264049/Cleveland-Heights/Cuyahoga-County/Ohio/Cleveland-Heights-committee-delays-vote-on-ordinance-to-convey-16-cityowned-structures-for-owneroccupant-rehab","https://secure.pipeline.soar.com/6264049-3043d92951bdebc421e5f2d677cc9d98/orig.mp4?Expires=1775203933&Signature=DyiWaMTEmh5G6reNwRz4EB7I6kS1on64D4Nj0q6VXTyHXs7vtbyW4trjmrB87rFwfuwGf96heSoDJQZhdWij7xDZBwVG1woOeyp9NSUTyslsQiITIbVFgsK~j0~ejnQ-AI5N14iz~n8~AAJ1vOPwcSHovqGroN6lgWRfsizgT3hiWS65BqsVslxtvPycSXVvsp2~-WDW3OxWM7oLVAPM74pY5ifIh1xiPYu8BcOq2OCZ9rPloE0nvYXD2UhVS7RSatHjmAN6Q60wIdXMeW2ZPW9aKzF9dLM1UDWVfKNZyCyexjdqbPsp0LvrzhoIfrf83qqOrEe6L6-JCS~pSwzB9g__&Key-Pair-Id=KUT5TJCACFTXG","Cleveland Heights Planning & Development Committee members reviewed a proposed ordinance on April 23 that would convey 16 city‑owned parcels with existing structures to nonprofit and private rehabbers selected through an earlier request‑for‑expressions‑of‑interest (RFEI). Staff described the recommended recipients and proposed sale terms, and council members requested additional documentation and protections before final approval.

What the ordinance would do: City staff recommended conveyance of 16 occupied or formerly occupied properties to a mix of nonprofit and private developers with the stated goals of stabilizing housing and returning sites to owner‑occupied use. Staff summarized key proposed terms: a nominal purchase price (staff reported $1,000 per property as the baseline), a 12‑month timeline to complete renovations to meet city code, and an owner‑occupancy resale restriction for five years after sale.

Who the recommended recipients are (staff summary): the memo and staff presentation named several organizations and firms that applied to rehab specific parcels, including Start Right CDC, Future Heights (the nonprofit Future Heights rebuild program), McIntosh Bloom, Smartland, Laster Construction, American General Contractors, Harp Capital, and a Kensington project led by local developer Candy Marsh. Staff said board‑level agreements with the nonprofit 1 South Euclid and purchase‑and‑transfer mechanics mirror the city’s prior land bank workflow.

Questions and points raised by council members and staff:
- Condition and grading: Council members said the 16 properties vary widely in condition; some are described as in “deplorable” condition while others have sound structure. Members requested inspection reports and clearer cost estimates for each property rather than a single standard purchase price.
- Interim maintenance: Members asked for contract language requiring immediate board‑up, lawn care and basic maintenance at transfer rather than allowing long vacant periods after closing.
- Price methodology: Several council members said a flat nominal price is unlikely to reflect differing rehab costs or expected market value and asked staff to return with per‑parcel valuation, proposed rehab budgets and the original RFEI responses.

Formal action in committee: Committee members agreed to refer the ordinance to the Committee of the Whole for further review and amendment. The record shows a committee referral motion and a second; the transcript does not specify the mover and seconder by name. Staff said they will gather inspection details, applicant submissions and proposed rehabilitation cost estimates ahead of the Committee of the Whole meeting on May 5.

Why it matters: The proposal would move a tranche of city‑owned, underused structures back into owner‑occupied use, but council members signaled they would not approve a one‑size‑fits‑all sale price or complete the transaction without stronger interim maintenance requirements and clearer rehab cost estimates.

Ending: The committee sent the ordinance to the Committee of the Whole and asked staff to return with parcel‑level condition reports, proposed pricing options and sample rehabilitation budgets before council’s next reading.","Cleveland Heights staff proposed conveying 16 city‑owned properties with existing structures to selected rehabbers under a program intended to return units to owner‑occupancy; committee members requested more parcel‑level data and interim maintenance protections and referred the ordinance to the Committee of the Whole.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6264054,"South Euclid officials describe zoning overhaul and land‑bank model that produced 50 infill homes",630,702000,1332000,"/Search/View?dp=1&key=3099348-976147092e8168293db70f1c0e169710&start=702&end=1332","https://assets.pipeline.soar.com/3099348-976147092e8168293db70f1c0e169710/thumbnail_702000.jpg","/articles/6264054/Cleveland-Heights/Cuyahoga-County/Ohio/South-Euclid-officials-describe-zoning-overhaul-and-landbank-model-that-produced-50-infill-homes","https://secure.pipeline.soar.com/6264054-4f64c5aba927e115736697d27bb1434b/orig.mp4?Expires=1775203933&Signature=THOQOaDw~Js7JPd7FF6t14R~unmRRUytWNy71PEt-2Abyd7-c1R3zwO7IqIyjD~RykxrxVzov8NCOG3HIGy5k-i4oKSmFxXQ7I6laNhR4OMCQStbPCLCWYLzrLUPytUTOQE4n3WtTTP4t8MTMrhsNd9unGXhKIBP4767lZiHrO6wHDldx8Tu0mVmJFrxCcrsg5B980r3IPYG-ZLIFc84zwNI9AdyuZXXX3RtnCkg5UX4kEyI1QoWWjJy6MnDjIDOQFwLDUZsVab8LgBgFVsEY93jPVZ5gD5Lfr1~3mlYonrL7vSHoyul01hfWpVgIsd1B1LjsqkHiFAmrfsaOYQQIw__&Key-Pair-Id=KUT5TJCACFTXG","South Euclid planning staff told the Cleveland Heights Planning & Development Committee on April 23 that a decade‑long push — combining a municipal land bank, a community reinvestment area (CRA) and a zoning rewrite — allowed the suburban city to convert dozens of vacant lots into new homes and multiunit projects.

The presentation matter‑of‑factly explained the mechanics behind the results. “We established our own land bank,” said Keith Benjamin, director of community services and development for the City of South Euclid. Benjamin said the city also created a CRA and a nonprofit community development corporation, 1 South Euclid, to hold and convey sites to builders and preserve proceeds for neighborhood programs.

That triage — land‑banked tax‑foreclosure parcels, targeted grants and a zoning code revised with county planning help — cleared obstacles to infill development, City Planning and Development Director Michael Love told the committee. Love said South Euclid accumulated about 120 vacant lots after the recession, sold roughly 30 (mostly for side‑lot expansions) and, since the code rewrite, has about 50 infill homes built or under construction.

Why it matters: Cleveland Heights is reviewing its own zoning and parcel inventory; South Euclid’s examples are concrete policy options for speeding neighborhood reinvestment without repeated variance requests or ad hoc negotiations.

Key program elements and outcomes described by South Euclid staff:
- Infill overlay district: Rather than rewrite base residential districts, staff created an overlay that lets new homes match existing setbacks and lot patterns without frequent variances. Love said the overlay brought “everything in compliance” and dramatically reduced variance requests.
- Planned unit/residential development (PIRD) amendments: Staff increased allowable density, reduced minimum site sizes and added alternative housing types (cluster homes, townhouses) to make several PIRD sites feasible.
- Land bank + CDC workflow: The city keeps title until a buyer is ready; when a buyer is identified the property transfers to 1 South Euclid for $1 and then to the purchaser the same day, with proceeds funding exterior maintenance grants and other nonprofit programs.
- Tax abatement: South Euclid offers a five‑year, 75% property‑tax abatement on new construction; staff said they have not been asked to extend that abatement.
- Results: Love reported roughly 50 infill homes built or underway, three PIRD projects under construction, and most infill units selling quickly—even in a higher‑rate mortgage environment.

Process details cited by staff may inform Cleveland Heights’ efforts: developers who purchase land under South Euclid’s program must initiate the city approval process within six months of closing and complete construction within one year; 1 South Euclid holds buyer funds in escrow and a city transfer is conditioned on issuance of building permits.

Council members and staff pressed on topics including lot pricing, developer selection and potential effects on existing residents. Love said sale prices are negotiated between 1 South Euclid and each buyer, using appraisals as a starting point. He said the city removed itself from direct price negotiation to allow flexibility when builders buy multiple lots or need initial concessions.

Ending: South Euclid officials told Cleveland Heights council members and developers that a longer‑term program foundation (land bank + overlay + nonprofit partner) combined with outreach to builders produced quick, visible neighborhood change. Committee members asked city staff to consider those tools as Cleveland Heights proceeds with a zoning review and parcel strategy.","City of South Euclid planning staff told the Cleveland Heights Planning & Development Committee that a combination of a municipal land bank, a community reinvestment area and an infill overlay rewritten with county planning produced roughly 50 new infill homes and several planned-unit developments since the code changes took effect.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6264039,"Cleveland Heights planners outline Noble and Taylor corridor streetscape and outreach; local entrepreneurs pitch storefront concepts",118,5622000,5740000,"/Search/View?dp=1&key=3099348-976147092e8168293db70f1c0e169710&start=5622&end=5740","https://assets.pipeline.soar.com/3099348-976147092e8168293db70f1c0e169710/thumbnail_5622000.jpg","/articles/6264039/Cleveland-Heights/Cuyahoga-County/Ohio/Cleveland-Heights-planners-outline-Noble-and-Taylor-corridor-streetscape-and-outreach-local-entrepreneurs-pitch-storefront-concepts","https://secure.pipeline.soar.com/6264039-f7875ec946eed75811bfa4567b2e8375/orig.mp4?Expires=1775203933&Signature=CXt7x7izpv5baq7H9H34XD0dFT5K6rrIRM6mvQ03~DHBAUibonWJhry~LqtVPKIaUsGfa8TbPmiybOa5bTfadMIGtguSbvyuH0aheYFPkvcfmm4KvKmYyq7IdckI-1TUTX~HDpeRlhQeSHd-6EPZBFOLxHzi4MH1XAvS~Sn92-LWGZ5dMXVILLx6l~v~z9J0lb27Qm3muuISEoQBzJB61X9qe1LHpTWgRpBu3bYmfswgzA-YS7QfT6CakTbYYfUgT1XBwe3g~YJKEC4kDK-R8PVBmLDizJ-cFsQTuOYY1nhOhcpTR3Efkyn4RK3NZ3QH6OZ4Q27qZHV0bq6otlOjMA__&Key-Pair-Id=KUT5TJCACFTXG","Cleveland Heights staff and community entrepreneurs used the April 23 Planning & Development Committee meeting to describe an active effort to revive the Noble Road and Taylor Road commercial corridors, including an upcoming streetscape open house, an ARPA‑funded market study and privately proposed retail concepts aimed at filling vacant storefronts.

Staff updates and process: Karen (assistant planning staff) and Eric (planning director) described a two‑step outreach process: an open‑house drop‑in at the Noble Library and an online survey (public meeting scheduled for April 29 at Noble Library, 6–8 p.m.), followed by design proposals for public‑realm improvements. The city budget included a small capital allocation for implementation this year, staff said, to cover public improvements on city‑owned parcels and support selective private property upgrades.

Community and private concepts: Several local entrepreneurs and developers pitched small retail and hospitality ideas intended to seed activity on vacant blocks. Jeremy McBride (Flavor Neighbor) and Lothario Marksman (Community Career Outreach) described concepts focused on food, jobs and cultural activation; McBride sketched four retail concepts for a single block: a do‑it‑yourself juice counter, a tea/bookstore community space, sandwich/bodega concepts tailored to regional tastes, and a small raw‑bar/market.

Why it matters: Noble Road and Taylor Road include multiple vacant storefronts and underused parcels; staff said a market study (ARPA funded) and coordinated capital investment could reduce vacancy, improve walking conditions and increase opportunities for small, locally owned businesses. Developers and resident leaders emphasized early, door‑to‑door neighborhood outreach when recruiting entrepreneurs and programming spaces.

Next steps: Staff will run the market study, hold the April drop‑in open house and aim to return with design options and a prioritized list of public‑realm investments. Council members and local entrepreneurs agreed to continue coordination with the Community Development Corporation and planning staff to link storefront opportunities to developers’ proposals.

Ending: The meeting closed with staff and neighborhood entrepreneurs committing to follow‑up meetings and a neighborhood task force to develop short‑term activation and longer‑term streetscape interventions.","Committee members and attendees discussed an ARPA‑funded market study, a Noble Road streetscape open house and private concepts for storefront revitalization; developers and entrepreneurs urged community engagement and grassroots retail concepts for Noble Road’s commercial blocks.","actionData","errors"]

Article not found

Residents object to planned sale of Cedar Road bluff parcels; committee refers proposal for more study

Cleveland Heights committee delays vote on ordinance to convey 16 city‑owned structures for owner‑occupant rehab

South Euclid officials describe zoning overhaul and land‑bank model that produced 50 infill homes

Cleveland Heights planners outline Noble and Taylor corridor streetscape and outreach; local entrepreneurs pitch storefront concepts