Cleveland Development, Planning & Sustainability Committee Meeting: March 10, 2026

The Development, Planning & Sustainability Committee met on March 10, 2026, to consider several items including landmark designations for three properties, a tax increment financing agreement and PACE financing for a major redevelopment project on the West Side, and authorization to hire a consultant to update and potentially expand the city's form-based code pilot program. All agenda items were approved, with amendments to the form-based code legislation.

Public Comments & Testimony

• Michael Armstrong, a resident of the Detroit-Shoreway form-based code pilot area, expressed concerns about the premature expansion of the code before fully analyzing its current implementation. He cited specific issues including a 10-space parking lot approved in a residential neighborhood with only one of two applicable zoning districts considered, a 72-unit development on Lake Avenue where neighbors were not notified, and missing semi-annual reports from city planning. He urged the committee to evaluate and revise the existing pilot before expanding.

Discussion Items

• Ordinance 182-2026: Landmark Designation for Second Mount Olive Baptist Church (former St. John's Lutheran Church) – Carl Brunches, Cleveland Landmark staff, presented the history of the property built in 1924 by Transylvanian Saxon immigrants. The church was later sold to Second Mount Olive Baptist Church in 1961 after displacement by urban renewal. Deacon Ronnie Campbell and other members testified to the church's active community service including food distribution (60 boxes in 72 minutes) and hosting ward meetings. The committee approved the designation unanimously.

• Ordinance 27-2026: Landmark Designation for Mount Moriah Baptist Church – Carl Brunches presented the church's history, noting its founding in 1947, displacement by urban renewal, and its current building designed by architect Robert P. Madison (the first African American architect registered in Ohio) with stained glass by Douglas Phillips. Members testified to the church's ongoing community outreach and legacy of service. The committee approved the designation unanimously.

• Ordinance 95-2026: Landmark Designation for Beachland Ballroom and Tavern (former Croatian Liberty Home) – Carl Brunches presented the building's history as a Croatian cultural hall opened in 1950, later converted into a music venue in 2000. Co-owner Cindy Barber noted the venue's role in the Waterloo Arts District and plans for reinvestment. Several council members shared personal experiences at the venue and praised its cultural significance. The committee approved the designation unanimously.

• Ordinance 98-2026: Tax Increment Financing for Westinghouse Redevelopment Project – Director of Development and Bobby Bruno presented a plan to redevelop the vacant 158,000-square-foot Westinghouse building at 1200 West 58th Street into 116 residential units (106 market-rate, 10 affordable at 120% AMI), commercial space, and parking. Total project cost is $81 million. The 100% non-school TIF would provide an estimated $11 million benefit to the developer over 30 years, while generating over $23 million in payments-in-lieu-of taxes and new income taxes for CMSD and the city. Community benefits include four speed tables, public bike racks, $50,000 for Herman Park Trail improvements, and streetscape upgrades. Developer Dave Fishbeck noted the project has been in the works for 4.5 years and remediation is complete. The committee approved the ordinance as amended (correcting dollar amounts in Section 3).

• Ordinance 104-2026: PACE Financing for Westinghouse Project – This companion legislation authorizes the property to participate in the Northeast Ohio Advanced Energy District, allowing up to $15 million in PACE financing over 28 years for clean energy improvements. Councilman Slife questioned the need for individual approval for self-assessed PACE improvements and expressed interest in omnibus PACE legislation. The committee approved the ordinance as amended.

• Ordinance 1398-2025: Form-Based Code Consultant Authorization – Callie Merzman, Director of City Planning, and Shannon Leonard, Chief Zoning Administrator, requested authority to hire a consultant to update the existing form-based code pilot program and expand it to additional districts and geographies. They outlined issues with the current Euclidean code (misalignment with existing buildings, weekly BZA hearings) and specific areas for refinement including fire code conflicts, street tree requirements, and the need for industrial and transit-oriented districts. Councilman Harsh proposed an amendment to strike the phrase "and expand the form-based code to additional districts and geographies" to clarify that expansion would require future legislative action. Councilman Bishop added an amendment requiring the director to notify the clerk of council when using cooperative purchasing. Both amendments passed. The committee then approved the ordinance as amended.

Key Outcomes

• Ordinance 182-2026: Approved (unanimous).
• Ordinance 27-2026: Approved (unanimous).
• Ordinance 95-2026: Approved (unanimous).
• Ordinance 98-2026: Approved as amended (dollar figures corrected in Section 3).
• Ordinance 104-2026: Approved as amended.
• Ordinance 1398-2025: Approved as amended with two amendments: (1) struck “and expand the form-based code to additional districts and geographies” from Section 1; (2) added requirement for Director of City Planning to provide written notice to the Clerk of Council for any purchases made through the cooperative process, including details of such purchases.