Government - http://maxpages.com/minnickward4/MASTER_PLAN_PART

2. Medium Density Residential Areas

The land areas west of State Route 83 and north of Center Ridge Road are planned to be developed at a density of 2.40 to 3.24 dwelling units per gross acre with public centralized sewer and water systems. Most of this undeveloped land is already platted into larger size parcels generally ranging from 100 feet or more in width and 200 to 500 feet or more in depth. It is very likely that these long narrow, yet large shaped parcels which are owned by more than one person can be further subdivided most efficiently at the proposed densities. Again, the idea of using cluster principles in a coordinated manner to create an interconnected greenway system should be embraced by developers. Furthermore, density credits should be given for all buildable land within proposed open space areas to preserve as much of the critical environmental lands formed of wetlands, rivers and drainage courses which traverse the area.

It is crucial that small-scale traditional town-like character enhancement guidelines be adopted for the medium density areas west of Avon Belden Road. By grouping house lots along lanes and roads, emphasis is placed on combining human scale, pedestrian mobility and aesthetic qualities of neighborhood functions with adjoining open space areas.

A density ranging from 3.24 to 4.24 dwelling units per acre appears to be most desirable within the existing built-up area located east of Avon Belden Road and north of Interstate 80. The existing residential areas are already platted and developed at densities which are similar in nature to the densities proposed on the plan.

3. High Density Residential Areas

Five locations on the Master Plan are proposed for high density residential development. All but two of the areas already exist and are developed for multiple family development. The proposed areas include:

a) Land located east of the intersection of Avon Belden Road and Mills Road.

b) The area located east of the intersection of Avon Belden Road and Lorain Road.

It is proposed that the newly designated multiple family areas be developed at a density similar to the densities stated in the city's existing North Ridgeville Planning and Zoning Code. Design review proceedings for developments within these two proposed areas emphasize the proportion of the buildings designed for multiple family/apartment use. For example, large structures appearing as one- family housing units from the outside could be designed to accommodate three to four units. The proportion of these designed structures in relationship to adjoining developments and open space areas helps the development complement rather than detract from the overall character of neighborhood development.

Business Areas

Three distinct areas are proposed for business development: business corridor, town/neighborhood center and planned districts.

1. Business Corridor

The Center Ridge Road business corridor has been left to evolve on its own over the years, following the path of least resistance. Little regard has been given to safety and aesthetics. The corridor is oriented to the automobile and will continue in this manner until action is taken to moderate the trend. It is virtually impossible to eradicate such patterns once they are firmly established. The plan recognizes the continuation of the strip commercial development pattern along the frontage properties of Center Ridge Road east of Avon Belden Road. It is recommended that city officials build upon the positive aspects of the area by transforming the strip business pattern into a pedestrian oriented business area designed to enhance the overall visual character of the corridor and improve traffic movement throughout the area.

2. Town Center

While the plan defines the general boundaries of the business corridor, it is proposed that the spread of strip business development along Center Ridge Road be halted at a newly developed Town Center proposed for the intersection of Center Ridge Road and Avon Belden Road. This proposal builds upon the linear focus by revitalizing the business corridor along Center Ridge Road and at its intersection with Avon Belden Road. The streets will have new facilities and new life, that will allow the business corridor to grow in a manner that will accomplish the following:

a) lead to the conversion of the business corridor from a strip into a more unified pedestrian oriented, comparison shopping center;

b) emphasize creative approaches to resolve the conflicts that can arise between the business corridor and the Heritage Preservation District proposed for the properties fronting onto Center Ridge Road west of Avon Belden Road; and,

c) the creation of a mixed use center at a scale and pattern that forms a "sense of place", that is, a place with a way in and a way out, planned as a unit and not as a collection of separate buildings.

The Town Center would be established along the eastern edge of the Heritage Preservation District and would have as its centerpiece a community life center. This building would provide space for meetings and classes; as well as space for "community care" - our hometown caring organization that houses food, clothing and a furniture bank for residents in our city who need help. Clustering these facilities with the shopping area will produce important economies in the use of parking and open space, and will increase the use of facilities because of the ease of doing many things at once.

One possible site for the Town Center could be the corner of Center Ridge Road and Avon Belden Road. Imagine if you will a mixed use development formed of efficiency apartments above small shops and restaurants; with benches, trees and flowers lining walkways that would connect with the community life center, adjacent public spaces and neighboring residential areas. The needs of the entire community will be met by a theater, library and a community wide recreation center. Integrating the development of the town center with the abutting heritage preservation district would add focus and charm to the community.

Readily accessible by sidewalks and bicycle paths as well as streets, the neighborhood centers provided for in the northwest and southwest parts of the city would include convenience type stores - a barber shop, dry cleaning, hardware, convenience mart and more.

Planned Development Districts

The Interstate 80/480 interchange and Relocated State Route 83/State Route 10 interchange are the front and back doors to the City of North Ridgeville and Lorain County. Approximately 13,700 cars and trucks pass through this interchange area everyday. These valuable highways offer the people of Cuyahoga and Lorain Counties an invitation, in the future, to enjoy the facilities and activities that will be attracted to the area. These interchanges are an ideal place for corporate headquarters or an office park. Accessibility is not only available to markets and suppliers from this location, but also and more importantly to commercial services, residential neighborhoods and cultural facilities.

Other benefits would include:
a) high name visibility from Interstate 80/480 and Relocated State Route 83/State Route 10 Interchange, particularly for corporate headquarters, hotels and restaurant establishments;
b) availability of sewer and water facilities;
c) shopping centers and hospitals within a matter of minutes from area; and
d) police, fire and paramedic services within the area.

Design flexibility should be built into the North Ridgeville Planning and Zoning Code to include planned development districts.

Planned development districts combine business and retail uses with recreation and entertainment activities. Developments of this type provide developer's with the flexibility to:

a) Produce "infill" developments that are compatible with adjoining uses, while enhancing the character of the area;
b) Mix land use types, such as commercial, office and residential buildings; and
c) Provide some flexibility in subdivision site planning by not requiring a commitment for the exact acreage amount to be rezoned for commercial, entertainment or highway oriented uses: This flexibility is being used in developments ranging from 20 to 400 acres in size.

The Planned development district concept can be used to encourage the development of mixed residential commercial land use patterns around the Interstate 80/480 Interchange and Relocated State Route 83/State Route 10 Interchange area. The purpose is to:

a) Save distance and time traveled during a normal shopping day;
b) Provide useable open space-rather than small plots of cosmetic greenery for the subdivision's tenants and the community; and
c) Achieve compatible relationships among different land uses rather then segregating patterns of development.

A sales brochure should be prepared to advertise and promote the area's features, socioeconomic trends, buying power forecasts and advertise the incentives available to prospective developers, builders and investors.

The Ridgeview Shopping Center area is also proposed as a planned development district. The challenge in this "gateway" area is the adoption of an overall revitalization strategy that includes both the design standards necessary to create a proper development and the economic incentives needed to encourage developers to undertake some rather special work. To accomplish this objective a number of incentives will have to be offered to developers. Thus the need once again for adopting planned development regulations to gain the necessary flexibility to accomplish the job.

Heritage Preservation District

While the plan looks to the future it is also important to make sure plans have been made to preserve and honor North Ridgeville's rich past. The original roadside village located along Center Ridge Road west of Avon Belden Road is essentially simple. It consists of a string of buildings that begin definitely and end definitely. Since the village fronts onto a straight road its character and form were derived from the original town hall, which created some individual effects dominating the street. Land use and traffic impacts along this segment of Center Ridge Road should be minimized. Therefore, it is proposed that specific techniques be applied to protect the unique features of this historical landmark area such as regulation, communication of site planning objectives and highway planning as spelled out in the "North Ridgeville Planning and Zoning Code", B-5 Architectural Business District.

Industrial Areas

Within a few moments drive from the town center lies the North Ridgeville Industrial area which parallels Interstate 80/480 and the Railroad tracks. The large tracts of undeveloped land make this prime real estate for industrial and business development. Increased competition by the manufacturing sector and the conversion of the American economy to one based on services has changed the nature of what "industry" is. Newer industries such as high technology, distribution firms and service enterprises will continue to expand. To attract the most desirable employers, the city must offer excellent highway access, complete on-site utility systems, a competitive tax incentive program and a nearby skilled pool.

The Taylor Industrial Park with over one mile of frontage onto the tracks, and accessibility to a network of highway interchange facilities within a one mile distance from the center of the area provides the city with an outstanding advantage to attract further business and industry. Part of the region's expressway system (Interstate 80/480) crosses through the center of North Ridgeville. The Interstate 80/480 interchange facility and U.S. 20/State Route 10 interchange facilities are linked with connector streets that provide direct access to the Taylor Industrial Park.

It is proposed that the spread of industrial businesses be developed on the north side of Sugar Ridge Road west of Race Road to the Elyria City limits. This planned industrial development should have a setback of 500 feet. This area is an ideal location for industrial businesses due to the accessibility of state routes for the necessary flow of truck traffic for shipping and delivering. The railroad tracks to the north will create a barrier to protect residential areas from noise and air pollution.

A restricted amount of land exists for industrial development. The proposed areas for general industry will serve as reserve sites for future development of new industrial park sites when Taylor Industrial Park is fully developed. Measurable standards should be applied in deciding which industries should be permitted and prohibited in the area. Performance standards for industry is of particular importance in North Ridgeville where the industrial area bisects the middle of the city.

Open Space

With open space under increasing pressure major portions of the countryside will be preserved as permanent open space. The open space areas noted on the plan follow drainage courses, and areas subject to frequent flooding, wetlands and tree stands. Major opportunities still exist for the city to reserve these fragile parts of its natural environment. By reserving drainage ways, wetlands, large tree groves as integral parts of subdivision developments the city has the opportunity of building a continuous greenway system. With such a system the city could then use open land reserve for multiple uses - school sites, neighborhood parks, walking/bicycle trails and other forms of public uses.

Major Streets and Transportation

Streets and highways are the primary elements of the city’s transportation system. Existing patterns of development depend on the extensive use of automobiles and trucks, with its flexibility and freedom of movement. But continued enjoyment of the automobile requires an adequate street and highway system to serve the increasing volume of automobile trips through the city. The completion of the network improvements described on the plan will help alleviate bottlenecks and breakdowns in the present system. Four distinct types of improvements will be needed: grade separations, street realignments, and street extension and widening projects.

Proposed Widening Improvements

Traffic carrying capacity of the street system will be improved by carrying out the following street widening projects:

1. It is recommended that Center Ridge Road be widened to four lanes with turning lanes at select intersections as needed.
2. Lear Nagle Road to four lanes from Lorain Road to Chestnut Ridge Road.
3. Avon Belden Road to three lanes through the city.
4. Bagley Road to three lanes from Lorain Road to the east city corporation line.
5. Lorain Road to three lanes from Root Road to Bagley Road.
6. Lear Nagle Road to three lanes from Chestnut Ridge Road to Mills Road.

Grade Separation Improvements

Four grade separations are proposed for Race Road, Chestnut Ridge Road Avon Belden Road and Root Road over the railroad tracks. These improvements will accomplish two important objectives; provide for the smooth uninterrupted flow of traffic between the northern and southern parts of the city; and, improve emergency response time by fire and medical units.

Street Realignment Improvement

Three street realignment projects are considered necessary to alleviate traffic congestion at major intersections and improve traffic safety. These include:

1. Lear Nagle Road at its intersection with Center Ridge Road.
2. Root Road with Center Ridge Road.
3. Elimination of the curve on Bender Road.
4. Elimination of the curve on Sugar Ridge Road.
5. Elimination of the curve on Bagley Road.

Proposed Extension of Streets

A series of new street extensions are also required to improve accessibility within and between different parts of the city:

1. Mills Road from Stoney Ridge Road to Case Road.
2. Sprague Road from Root Road to Avon Belden Road.
3. Taylor Industrial parkway west to Race Road.
4. Bender Road north to connect with the proposed extension of Taylor Industrial Parkway
5. Jaycox Road from Center Ridge Road to Bainbridge Road.
6. Barres Road east to connect with Shawn Drive to Jaycox Road.
7. Mildred Street between Albert Avenue and Jaycox Road.
8. Otten Road east to connect with Mildred Street at its intersection with Avon Belden Road.
9. Bender Road north from Sugar Ridge Road to the proposed extension of Taylor Industrial Parkway.

This plan includes a proposed mass transit terminal for buses. This center would tend to reinforce the city's region wide influence, as well as providing visitors with an alternate means of access to essential and desired activities and services provided in the planned district.

Westerly Sanitary Interceptor Sewer Project

Areas targeted for future growth and development should be provided with a full range of public utility services. Of prime importance is the construction of the Westerly Sewer Project. This project is needed to retain existing business and attract new business and industry necessary to ease almost total reliance on the property tax. The proposed project and alternates are described below and shown on the map entitled "Proposed Alternates for the Westerly Sewer Project". The Sewer Subcommittee of the Master Plan submits the following to the Committee of the Whole for its adoption and public recommendation:

We believe the project, known as the Westerly Sewer Extension is good. We believe that statement to be true....in every respect.

It is good for the city. It is good for the environment. It is good for planned, well placed development in the city as a whole for the 65 percent of the city that remains unsewered and undeveloped.

The fact that the project is regional in scope and impact is also good. This project will enable the city to attract new business and industry necessary to ease almost total reliance on residential property tax. Even more basic is that the project will ensure that the city will be able to keep existing businesses here.

It is incumbent upon this Administration to follow through on the promises made and groundwork laid by previous Administrations to address an obvious need and propose a reasonable and cost- conscious solution.

Let it be clearly stated that we strongly recommend the French Creek Waste Water Treatment Plant and all existing sanitary sewer infrastructure remain the exclusive property of and controlled by the City of North Ridgeville.

Proposed Route

We recommend a sanitary sewer interceptor line from the Avon city corporation line, straight down Case Road. The route will provide sewers to the greatest number of property owners within the shortest time frame. The route is more expensive, but Case Road would be resurfaced as part of the construction process. The interceptor should then proceed east on Center Ridge Road to Race Road, south on Race Road to Sugar Ridge Road, easterly on Sugar Ridge Road to State Route 83, south on State Route 83 and capped at the North Ridgeville/ Eaton Township line. A lateral should be constructed from Race Road to Taylor Woods Industrial Park. This proposal is shown as Route "A" on the map describing the alternative sanitary interceptor sewer proposals.

A sewer lateral should be constructed from Sugar Ridge Road south to the Westfield Sewage Treatment Plant. This would eliminate the need for the last package plant in the city and its costly maintenance. This lateral would also serve Shady Park.

This is Phase I. Other unsewered areas of the city.... such as portions of State Route 83, Center Ridge Road and Chestnut Ridge Road will be addressed and construction planned. (Continued on MASTER PLAN PART 3.)

minnickgail@hotmail.com

Page Updated Fri Oct 1, 2004 11:12pm EDT