SOLON, Ohio – Many residents have expressed concerns or opposition to a rezoning request that would permit a Michael Angelo’s Winery and Bakery and luxury townhomes on Aurora Road.
On Monday (Nov. 18), 14 residents spoke to City Council during a public hearing on the proposal, and none of them were in support of it.
The ordinance, on first reading, would submit to voters the question of rezoning two parcels at 37500 Aurora Road from the current R-1-D (single-family residential district) to MPD (mixed-use planning district).
City voters would have to approve the zoning change, both citywide and in the affected ward.
TMMC Ohio, owner of the parcels, seeks to have the zoning amendment placed on the May 6 ballot. It acquired the parcels last year.
TMMC Ohio is the owner of Michael Angelo’s Bakery in Broadview Heights and Michael Angelo’s Winery in Richfield. The new entity would combine elements of those two businesses.
Most of the residents who spoke to council live near or adjacent to the proposed site.
Their primary concerns included increased traffic on Aurora Road, noise, flooding and having a commercial property in a residential neighborhood.
According to the proposed development agreement, the two combined parcels total about 32 acres.
The two parcels would be consolidated into one lot.
One of the parcels is a vacant home that was built in 1837 by Samuel Bull, one of the city’s first settlers, according to the Solon Historical Society.
On Oct. 29, the city’s Planning Commission recommended approval of the rezoning request to council.
Vice Mayor and Ward 5 Councilwoman Nancy Meany said this was the first of three public hearings council will have on the rezoning request.
Meany said council intends to vote on the ordinance on third reading, “to get as much input as we can from the community.”
Tim Ruzic, left, associate principal of FMD Architects in Fairlawn, discusses conceptual plans for the proposed Michael Angelo’s Winery and Bakery and luxury townhomes on Aurora Road with Solon City Council Monday (Nov. 18). Looking on are Michael Angelo Ciocca, center, and Matt Ciocca.(Screenshot)
Site has ‘just the right feel’
Monday’s public hearing opened with a presentation about the proposal by the applicants: brothers Michael Angelo Ciocca and Matt Ciocca and Tim Ruzic, associate principal of FMD Architects in Fairlawn, which is designing the project.
Matt Ciocca said the site on Aurora Road “has just the right feel, the same feeling we had in Richfield,” where Michael Angelo’s Winery opened in 2018.
The Cioccas’ original business, Michael Angelo’s Bakery, opened in 2000 in Broadview Heights.
“What makes this specific location (on Aurora Road) so special is that the old house on the property was the first settler … in the city of Solon,” Matt Ciocca said.
“We strongly believe we could continue to farm this land and remake this location just as special as it was in (about) 1840.
“We are confident that this field can produce a world-class, sparkling wine,” he continued.
“We want to bring our culinary skills to the city of Solon and offer you a wonderful venue with fine wine, homemade inspired Italian cuisine, a European bakery café and most importantly, stunning views of the vineyard.”
Matt Ciocca said he and his brother “have always been surrounded by baking,” adding they learned about baking at a young age.
“We have been baking together, side by side, for over 20 years,” he said.
The success of Michael Angelo’s Bakery came from working hard, Matt Ciocca said, “but most importantly, listening to customers and giving them what they want.”
“We believe this made a big impact on the surrounding community,” he said. “Our customers became like family to us and made us who we are today.”
The idea for Michael Angelo’s Winery came about because the Cioccas wanted a place for people “to come and stay and enjoy the baked goods that we were making,” Matt Ciocca said.
“We were in search for a place that would combine our baked goods with our other family hobby: winemaking,” he said.
“There was a lot of trial and error. We knew we needed the best ingredients and the best equipment in order to produce the best wine, just as we do for our baked goods.”
Matt Ciocca said Michael Angelo’s Winery has impacted Richfield and the surrounding neighborhoods in many positive ways.
“New homes are being built nearby, houses are being sold for being located by the winery, restaurants are being remodeled, breweries are being built,” he said.
“And our success, in my opinion, has caused these improvements to the area.”
Matt Ciocca said the proposed site in Solon will offer an open-seating concept and a “stay-as-long-as-you-like feel.”
“It will feel as if you’re at a destination winery, yet you are right here in Solon,” he said. “It will be a wonderful place for you to bring family and friends.”
The Cioccas would also like to add townhomes surrounding the property, Matt Ciocca said.
“We believe that this will bring the community even closer,” he said.
“The current winery (in Richfield) has new homes and townhomes being built all around it, and the winery offers a perfect place for these homeowners to be together, enjoying delicious food and fine wine.”
At a Planning Commission meeting in September, Johanna Hamm, vice president of the Solon Historical Society, said the society would like to ensure that the former Bull home is preserved – whether in its current location or moved.
“We are listening to the community, the historical society and city officials to accommodate most of the concerns within reason,” Matt Ciocca said.
“We want to work with everyone. We want you to welcome us into your community, and our goal is to make something that you will be proud to call your own.”
Michael Ciocca added, “We’re here to accommodate and show you that we’re listening, and we want this to work for the community.”
Conceptual plans shared
Ruzic shared some of the conceptual plans for the proposed site, which were presented previously to the Planning Commission.
He said in response to feedback from the community and city officials, the design includes two entries off Aurora Road.
“There would be two stand-alone buildings for private events, outdoor patio seating (for a restaurant) and a storage building,” he said.
“A vineyard would be on the south side with a stormwater detention pond.”
Plans for the east side show heavy greenery and a six-foot decorative fence, Ruzic said.
“That would block headlights from the neighbors,” he said.
Earth mounds on the north and west sides would serve as a natural green barrier, Ruzic said.
“There would be evergreen trees providing a block between the two adjacent properties,” he said.
The luxury townhomes would be phase two, sometime after the winery is developed, Ruzic said.
Howard Shear, who lives directly behind where the Michael Angelo’s Winery and Bakery is proposed on Aurora Road, explains to Solon City Council Monday (Nov. 18) why he opposes the rezoning request.(Screenshot)
‘We’re going to fight it again’
Howard Shear, who said he lives directly behind where the winery is proposed, said he doesn’t have a problem with a winery in a commercial space. He just doesn’t want one in a district that is currently zoned residential.
“My wife and I fought this once before as a community, and we’re going to fight it again,” he said. “We voted down something similar once before.”
Shear was referring to the rezoning request to establish the Kerem Lake Mixed Use District, which appeared as Issue 110 on the November 2018 ballot.
The request to develop 88 homes on a 100-acre property off of Bainbridge Road was defeated by a margin of 70 percent to 30 percent.
The proposed plans included single- and double-family dwellings, a small amount of retail, a boutique spa hotel, a parking garage and a winery and vineyard.
“You guys have a great setup (in Richfield); leave it out there,” Shear told the Cioccas.
“Don’t bring it into our community. We don’t want it.”
Shear said the proposal would also add a lot of traffic “to a community that is residential, not commercial.”
“Has anyone done any traffic studies on (State) Route 43?” he asked. “How much more traffic are we going to add to our new beautiful highway we put in on 43, and how much more expansion?”
The Aurora Road reconstruction project, which began last year and is still in progress, includes the widening of the road, which includes part of State Route 43.
“They’re talking about 200 to 500 people coming down that street to go have dinner,” Shear said. “We can barely handle what’s going on right now with the expansion.”
Jacob Lyndon, assistant city engineer, said a full traffic study would be required if voters approve the zoning amendment.
He added the study would have to be done by the developer, with the scope of it to be determined by the city.
“Any improvements that would come out of a traffic study, the developer would be required to install,” he said.
David Fleiss, whose home is also adjacent to the proposed site, said his two main concerns are increased traffic on Aurora Road and “changing the ecosystem by adding a winery.”
“I don’t want the insects or the prey,” he said. “There’s going to be small animals, possibly bigger mammals that prey on wineries. I’m concerned about that in my backyard.
“I’m not opposed to a bakery and restaurant, but I really don’t want the animals next door.”
Bud Thomas asked how the proposal aligns with the city’s master plan.
“We’ve tried very hard to not mix the commercial and residential districts more than they already are,” he said.
“And what does this mean to the rest of the city regarding the planning and redistricting? If we allow this, does it set a precedent and allow for other mixed-use properties to be (developed) in residential communities?”
Noting voters defeated a similar rezoning request by a decisive margin six years ago, Thomas told council, “It’s important that you listen to the community.”
“It doesn’t seem like there’s a tremendous effort to move forward with it,” he said.
Development agreement coming
Steve Dahar asked if the rezoning request advances to the May ballot, is there a way to tie the proposed plan to the vote?
“We don’t want to be voting for a change in zoning and a recession comes, and we get something totally different,” he said.
Law Director Thomas Lobe said Lon Stolarsky, the city’s assistant law director, is working on a development agreement, “but we’re far from the finalization of it.”
“That (agreement) will be made public and ultimately presented to this council,” Lobe said. “We anticipate that there will be something that is at least substantially compliant with that.”
Lobe added that the agreement will be legally binding with deed restrictions that will be filed with Cuyahoga County.
“There’s also the ward veto, which is extra special protection to prevent changes of zoning,” he said. “That is only in Solon and not many other jurisdictions.
“So it’s got to get over those hurdles that have been set in place.”
Pat Pece, who said his home is adjacent to the proposed site, said, “All of us bought our homes because we wanted a home in a nice residential area, surrounded by wooded area and not parking lots.
“I don’t think there’s anyone here that wants this,” he said. “This is the wrong project and the wrong place.
“Give (the Cioccas) some suggestions on the vacant properties on the west side of Solon that are already commercial. Do something to help these gentlemen find a place for this type of development, where they’re not in residential neighborhoods.”