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

4. Major Street Highway System

If the policies for residential, commercial and industrial development are followed, it is essential that the major street and highway network be improved to adequately handle the increase in traffic that will be generated from an anticipated increase in population and business by 2015. The widening improvements shown on the Master Plan are predicated on getting more people through the city on a daily basis.

It is recommended that Center Ridge Road be widened to four moving lanes, with a center left and right hand turning lanes at select intersections. This widening will insure that the road is sized to adequately carry increased traffic loads. The center lane will also sufficiently provide for the increase in left and right hand turning movements that will be generated by a corresponding increase in the use of abutting properties for commercial development.

The widening of State Route 83 is recommended to provide ease of access on a continuous route from the central industrial corridor to the State Route 10/U S. 20 interchange facility. The right-of-way needs for the entire route alignment have yet to be determined. However, considering the system's potential importance for north- south traffic, a cross section of 80 feet would appear necessary.

5. Parks and Recreation

It is recommended that the natural beauty of the Lorain County Metropolitan Park be preserved by prohibiting additional commercial and multiple family residential uses adjacent to its borders.

North Ridgeville will need a park system scaled to the requirements of a population of 37,300 people by 2015. Land must be acquired now to insure that there will be suitable sites, centrally located to the population when the need for parks and recreation will be felt keenly. The City should have one centrally located community park, preferably near the town center, and three more neighborhood parks, west of State Route 83. Whenever possible, the park facilities should be woven together by a network of trails, following drainage ways forming the backbone of residential areas.

National Recreation Association Standards should be followed in determining the size and location of community parks.

It is recommended that a Community Center equipped with a swimming pool, two basketball courts, indoor track, meeting rooms, weight lifting facilities, racquetball, game rooms and other sporting activities be constructed on the site immediately east of North Ridgeville City Hall, with access onto Bainbridge Road. This showcase facility should become a chief attraction and an essential recreational element for the city.

Neighborhood Parks

Parks and recreation areas established under the Master Plan will be located near the center of residential areas. As applications are submitted for review and approval of subdivision plats, the park and recreation department should be given the opportunity to acquire needed neighborhood park property.

6. Flood Plain Development

Stream beds, drainage courses and flood plains are inappropriate locations for urban land uses. Developments such as residential subdivisions, shopping centers or industries should be limited within areas that are subject to flooding. Open or outdoor uses may be permitted when substantial structures are not involved.

7. Spot Zoning, Special Exceptions and Variance

Spot Zoning

Spot zoning is regarded as an undesirable community development practice for the following reasons:

A "spot zone" is a zoning amendment or change that affects only a particular piece of property and is not related to the Master Plan for the city as a whole. This is not to say that zoning of the city may not reasonably require that a small area, even a single parcel, may be designated for a particular land use, if by doing so, the good of the whole community is served. The drawback in "spot zoning" lies in the fact that a particular property or small area is regarded alone, and where that is done it is almost inevitable that the basis is not the service of the general good of the area, but to benefit a particular property owner.

On the basis of this definition it follows that spot zoning may only be used as a logical argument for the denial of a zoning change where the North Ridgeville Planning and Zoning Code and Zoning District Map are based on a Comprehensive Master Plan for the City of North Ridgeville. The Comprehensive Master Plan for North Ridgeville not only recognizes existing but future land uses, thereby making zoning immediately related to planning.

Therefore, applications which are determined to be spot zoning will automatically be denied by the City Planning Commission.

Special Exception

Unfortunately confusion persists over the terms "special exception" and "variance". In many instance the two terms are used synonymously. The use of the two terms interchangeably or as synonyms is very much in error. However, special exceptions are synonymous with the term "conditional use certificates".

A special exception or conditional use certificate in the North Ridgeville Planning and Zoning Code is allowable where the appropriate administrative body (i.e. under Ohio law the Board of Zoning and Building Appeals or Planning Commission may issue conditional use certificates) declares that the proposed development complies with the stated facts and conditions prescribed and detailed in the ordinance. In the North Ridgeville Planning and Zoning Code, provision is made in the schedule of district regulations for the precise types of uses allowed as special exceptions (i.e. conditional use certificate) in each district and the requirements under which the special exception (i.e. conditional use certificate) may be allowed. An applicant for a special exception carries no burden of showing unnecessary hardship; the applicant must simply demonstrate to the appropriate governing body (i.e. Board of Zoning and Building Appeals or the City Planning Commission) that he/she meets the requirements laid down in the North Ridgeville Planning and Zoning Code.

A written application for a special exception is required. In this way, all possible parties will be apprised of the precise nature of the request for a special exception and the grounds on which it is sought.

As a matter of procedure, the governing body is required to make a substantive finding, before the special exception is granted, that the public interest will not be adversely affected. The governing body is allowed, consistent with the North Ridgeville Planning and Zoning Code, to require additional appropriate conditions and safeguards, violations of which constitute a violation of the North Ridgeville Planning and Zoning Code.

Special exceptions submitted to the appropriate governing body to achieve a change in the legal use of the land will be automatically denied.

Variance

A "variance", on the other hand, is granted by the Board of Zoning and Building Appeals to allow an applicant relief from the requirements of the letter of the ordinance because of unnecessary hardship or practical difficulty. For example, an individual might own a lot with a river or stream so located that he/she cannot simply comply with the required setback or yard requirements stated in the North Ridgeville Planning and Zoning Code.

It should be thoroughly understood that variances should not be used as the means for correcting bad or imperfect zoning legislation. North Ridgeville City Council, through the legislative process is the only proper governing body for changing the zoning ordinance-good, bad or indifferent.

The irreducible factor in granting a variance is "necessary hardship" on the applicant. Without showing to the satisfaction of the Board of Zoning and Building Appeals that unnecessary hardship will result, the variance should not be granted. A variance issued simply because the board feels it is doing "justice" constitutes an invalid application of the board's authority.

But what constitutes "unnecessary hardship"? Certainly any definition depends in no small degree upon the circumstances in which its application is sought. A variance from the terms of the North Ridgeville Planning and Zoning Code shall not be granted by the Board of Zoning and Building Appeals unless and until:

a) A written application for a variance is submitted demonstrating:

1. That special conditions and circumstances exist which are peculiar to the land, structure or building involved and which are not applicable to other lands, structures or buildings in the same district;

2. That literal interpretation of the provisions of the North Ridgeville Planning and Zoning Code would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of the North Ridgeville Planning and Zoning Code;

3. That the special conditions and circumstances do not result from the actions of the applicant;

4. That granting the variance requested will not confer on the applicant any special privilege that is denied by the North Ridgeville Planning and Zoning Code to other lands, structures or buildings in the same district.

No non-conforming use of neighborhood lands, structures or buildings in the same district, and no permitted uses of lands, structures or buildings on other districts shall be considered as grounds for the issuance of a variance.

b) The Board of Zoning and Building Appeals shall find that the reasons set forth in the application justify the granting of the variance, and that the variance is the minimum requirement that will make possible the reasonable use of the land, structure or building.

c) The Board of Zoning and Building Appeals shall further make a finding that the granting of the variance will be in harmony with the general purpose and intent of the North Ridgeville Planning and Zoning Code and will not be injurious to the neighborhood, or otherwise detrimental to the public welfare.

In granting any variance, the Board of Zoning and Building Appeals may prescribe appropriate conditions and safeguards in conformity with the provisions of the North Ridgeville Planning and Zoning Code. Violation of such conditions and safeguards, when made a part of the terms under which the variance is granted, shall be deemed a violation of the North Ridgeville Planning and Zoning Code.

Under no circumstances will the Board of Zoning and Building Appeals issue a variance for a "change in the use of the land" not permissible under the terms of the North Ridgeville Planning and Zoning Code for the district involved, or any use expressly or by implication prohibited by the terms of the North Ridgeville Planning and Zoning Code in said district.

PART FOUR: Plan Implementation

A. Land Guidance System

Since North Ridgeville is already zoned for one use or another, controlling the process of rezoning becomes the major means of regulating the future pattern of land uses shown on the City's Master Plan. It is proposed that traditional zoning techniques be used where anticipated development consists of the filling in of built up areas, particularly in the northeast and southeast sections of the city.

However, the planned development sectors shown on the Master Plan should be mapped and incorporated into the North Ridgeville Planning and Zoning Code. Rezoning for high intensity land uses would be limited to the areas within development sectors. It should be emphasized that lands within development sectors would not be immediately rezoned on a wholesale basis. Rather, rezones would take place in a gradual, step by step process, as private owners sought zoning map amendments to develop their individual holdings. Safeguards would be instituted in the North Ridgeville Planning and Zoning Code to prevent speculative rezoning within sectors and eliminate incompatible land use situations from arising as a result of conflicts between existing areas and future developments. Moreover, the development sectors are large enough to insure a land supply well in excess of foreseeable demand.

In a growing suburban community where large amounts of land are vacant and the development pattern has been clearly established by past growth, broad but enforceable guidelines appear preferable to the specific but usually ineffective proposals incorporated in the conventional master plan.

The following devices will be needed to implement the development sector approach:

Detailed plans for each development sector defined on the Master Plan are to be updated in response to continuing land development activity and the staging of street and sewer improvements.

Site development criteria should be incorporated into the North Ridgeville Planning and Zoning Code to govern re-zonings within development sectors.

Site plan review would be required as part of the recommended rezoning process for proposed development sectors.

Time limits might be imposed on rezoning to discourage speculative requests.

B. Capital Improvements Program

Periodically, city officials should determine which parts of each development sector are ripe for the construction of intensive uses within the next six (6) year period. The designation should be made on findings that major street widening improvements, sewer and water facilities to service the intensive development will foreseeably be available within the next six (6) years. This review should take place in conjunction with approval of a capital improvement program.

A capital improvements program lists the capital improvements (i.e. parks, streets, water and sewer improvements) that are or will be needed to carry on the program of public services that has been decided on for the city. The capital improvements program bridges the gap between the program of public Improvements on the one hand and the Master Plan on the other. The usual practice is to prepare a list of capital improvements from the Master Plan, to study them in relation to the financial plan, and then to employ the revised list in updating the Master Plan.

Obviously, certain public facilities will have an influence on the market, therefore, City officials should use the capital improvements program to foster opportunities in development sectors.
APPENDIX A

PROJECT RECOMMENDATIONS
CITIZENS PLANNING COMMITTEE

I. Planned Development Districts.

A. I-480/State Route 10 Interchange.

1. Develop hotels and restaurants (both sit down and fast food) for travelers.

2. Multi-story office buildings (possible corporate headquarters).

3. Nine (9) hole golf course driving range.

4. RTA/LCT park and ride for commuters.

5. Water/sewer available.

B. Ridgeview Shopping Center Redevelopment.

C. College land development - LCCC 215 acres.

D. Town Center.

E. West Gateway Area.

F. State Route 10 and Relocated State Route 83 intersection.

II. Sewer.

A. Westerly Sewers.

1. Sanitary Sewer Interceptor from Avon Corporation line down to Case Road. Case Road to be resurfaced. Interceptor proceed east on Center Ridge Road to Race Road to Sugar Ridge Road east to State Route 83 and south to the Eaton Township line.

2. Numerous laterals off the main, based on need and development.

3. North Ridgeville Engineer oversee construction with help from outside engineering firms.

III. Zoning.

A. Planned Development Zoning - new concept.

B. Northeast quadrant-primarily residential, some minimal B-3.

C. Full length of Center Ridge Road majority B-1 or B-2 with minimal B-3 and B-5 zoning.

D. Northwest quadrant - mostly residential - some multi-family along proposed Mills Road area. Area around college could be zoned “planned development”.

E. A fire station, elementary school and potentially a police station would be needed with the residential growth in the Northwest quadrant.

F. The “historical district” should be changed to a less restrictive designation as a B-5 “Heritage Preservation District”. This district would front Center Ridge Road, west from State Route 83 to Race Road and be approximately 500 feet deep.

G. The southeast area would include most of the industry. The area along the turnpike and railroad is zoned industrial. Additional industrial zoning following an approximately 800 foot setback along the north side of Sugar Ridge Road west of Race Road to the Elyria City limits.

H. We recommend six areas as possible planned development sectors:

1. town center;

2. around LCCC;

3. I-480/State Route 10/Turnpike Intersection;

4. Ridgeview Shopping Center;

5. West Gateway area.

6. State Route 10 and Relocated State Route 83 Intersection

IV. Heritage Preservation District/Town Center.

A. Heritage Preservation District, between State Route 83 and Race Road, as previously mentioned above. Preserve architecture of home and structures such as Old Town Hall and First Congregational Church. Future building must conform.

B. Town Center at State Route 83/U.S. 20. Specialty shops, brick paths, green space, walking trails, trees, flowers, a community building for community care with meeting rooms, etc. all supported by age restricted housing.

V. Streets.

A. Repair, maintain and widen existing major street network.

B. Widening, Lorain Road from Bagley Road to Root Road (3), Center Ridge Road (4 with turning), Lear Nagle Road (3-4), Avon Belden Road (3).

C. Extending Mildred Street (Case Road to Jaycox Road), Bender Road (Sugar Ridge Road to Taylor Woods), extend an access road from Denise Drive to Olive Avenue, Denise Drive (to Center Ridge Road), Sprague Road (Root Road to State Route 83).

D. Provide grade separations between railroad, and Avon Belden Road, Root Road, Chestnut Ridge Road and Race Road.

E. Proposed street alignment:

1. Lear Nagle Road at Center Ridge Road.

2. Root Road at Center Ridge Road

3. Elimination of the curve on Bender Road.

4. Elimination of the curve on Sugar Ridge Road at Elyria City limits.

5. Reduction in curve on Bagley Road south of Lorain Road.

VI. Schools and Parks

1. Lorain County Metro Park, 309 acres, 200,000 visitors per year, Pine Oak wetland forest, trails, educational signage, boardwalks, etc. Many visitors to support.

2. Shared use concept, schools and community combine assets, sane tax dollars.

3. Common gymnasium, outdoor walking/jogging track.

4. Shared use Community Center competition and recreation.

5. Multi-use field house and exercise area.

6. Shared use theater/auditorium. APPENDIX B

Handouts and Working Papers distributed and used by Committee Members during meeting sessions.

I. COMMITTEE INFORMATION HANDOUTS:

A. Ohio Planning Enabling Legislation
B. Community Audit Example
C. Where We Live - A Citizen’s Guide to Building a Community
D. Summary of Planning Committee Comments
E. Workshop I - Community Audit
F. Workshop II - Audit Results

II. WORKING PAPERS

A. Existing Land Use Survey
B. Ultimate Population Holding Capacity
C. Physical Features Population and Labor Force
D. Summary Interviews with Department Directors
E. Residential Survey 1997
F. Preliminary Land Use Considerations

C. LIST OF MAPS

A. Preliminary Organization
B. City Base Map
C. Topographic Features
D. Water Features
E. Flood Plain Map
F. Wetland Areas
G. Tree Coverage
H. Water Distribution System
I. Sewer Collection System
J. Existing Land Use
K. Existing Land Use and Zoning
L. Master Plan

minnickgail@hotmail.com

Page Updated Fri Oct 1, 2004 11:13pm EDT