Beta Zoning Overlay

PROPOSED BALLOT LANGUAGE
MAY 3, 2022 PRIMARY ELECTION
[Final language to be determined by the Cuyahoga County Board of Elections]

  • SHALL CHAPTER 1175 OF THE CODIFIED ORDINANCES OF MAYFIELD VILLAGE ENTITLED BETA CORE COMMERCIAL DISTRICT OVERLAY BE ENACTED AND THE ZONE MAP OF MAYFIELD VILLAGE BE AMENDED SO AS TO OVERLAY THE BETA CORE COMMERCIAL DISTRICT OVER CERTAIN PROPERTIES LOCATED ON BETA DRIVE IN MAYFIELD VILLAGE?

After obtaining approval from the Planning & Zoning Commission and Village Council, the Beta Core Commercial District (BCCD) Overlay will be on the ballot for voter approval at the May 3, 2022 primary election.  Proposed for properties on and adjacent to Beta Drive only,  the BCCD would give owners the option to reduce setbacks and yard size, and increase building height and density, all within reason, while protecting important requirements such as stormwater management, parking and buffering adjacent uses.

By implementing a zoning overlay (as opposed to creating a new district), the underlying zoning classifications remain in place and allow property owners to opt for a higher and better use for their land, or let it remain as-is, whichever best suits their needs.  An overlay allows for greater flexibility, but does not compel anyone to do anything.  While the BCCD would allow for higher yield from our commercial properties, it by no means seeks an inappropriate level of density.  Front yard depth would be permitted to be reduced, for example, but no more than what already exists at the corner of Wilson Mills. Similarly, building height would be allowed to increase, but no more than what already exists at our hotels. And because residential development is neither existing nor permitted along Beta Drive, citizens will continue to be protected and buffered from industrial uses.

The BCCD would, for example, support light industrial companies in their efforts to grow operations and employment within their existing properties (rather than seek new locations outside the Village).  Alternatively, properties could be better utilized to accommodate new revenue-generating tenants.  In both cases, property owners would still be required to provide adequate parking and stormwater management, as well as sufficient landscape screening at the rear of the site.  Either scenario generates more productivity for the property owner, creates a healthier business environment and positions the Village to better compete against other areas of Greater Cleveland.

A common zoning principal is to avoid zoning for what exists, but rather, to zone for the future.  In other words, while there is nothing inherently “wrong” with the way Beta has developed over the years, the BCCD can help set the table for a more dynamic future.  A small office building on a one-acre parcel, for example, may not see much benefit from the BCCD immediately, but perhaps someday it could it be consolidated with neighboring parcels, allowing something different or more substantial to occur. It may take some time to see any widespread changes as a result of the BCCD, but it can pay dividends down the road in terms of growing and diversifying the tax base.


The overlay district is shown here and is proposed for properties on and adjacent to Beta Drive only.