City of Highland Heights
MASTER PLAN 1996
City of Highland Heights Master Plan
February, 1996
MAYOR Francine G. Hogg PRESIDENT OF COUNCIL William K. McClung, Ward 4 COUNCIL Daniel W. Taylor, Ward 1 Thomas M. Comella, Ward 2 John Nawarskas, Ward 3 Scott E. Coleman, At-Large Michael B. Granito, At-Large Edwin V. Hargate, At-Large
Prepared by: Cuyahoga County Planning Commission 323 Lakeside Avenue West, Suite 400 Cleveland, Ohio 44113 (216) 443-3700 Paul A. Alsenas, Director Contributing Staff: James Kastelic, Manager, Community Planning Division Thomas Schultz, AICP, Program Officer Carol Thaler, AICP, Senior Planner Elizabeth Zoller, Planner Judith Bohanek, Supervisor, Information Processing John Chipko, Systems Manager Gary Ellsworth, GIS Coordinator
City of Highland Heights
Chapter One Demographics
Prepared for the City of Highland Heights
An assessment of the City of Highland Heights’ population, housing characteristics and tax structure is vital to understanding the City’s demographic composition. This assessment will assist City officials by providing information which is helpful in the decision-making process. Equally important to understanding the demographic characteristics of the City is an understanding of Highland Heights’ position within the Cleveland Metropolitan region and what regional trends may affect the City’s future.
REGIONAL FRAMEWORK
Relationship to the Cleveland Metropolitan Region
As shown on Map 1-1, Highland Heights is included within the Cleveland Metropolitan Region and is, therefore, subject to regional economic forces. The population over the past three decades has been migrating away from older, more intensely developed areas such as Cleveland and inner-ring suburbs to developing areas such as Highland Heights. Vacant residentially zoned land in the outlying communities, the desire for better public schools and the lure of open spaces has been drawing people farther and farther away from the core of the region.
Map 1-1, Cuyahoga County Population Change, 1980-1990
10.1% or Greater Increase 0.0% - 10.0% Increase 0.1% - 10.0% Decrease 10.1% or Greater Decrease
Euclid
Bratenahl
East Cleveland
Hts.
South Euclid
Cleveland Bay Village
Cuyahoga County Lorain County
Cleveland Hts.
Lyndhurst
University Hts. Beachwood
Mayfield Hts.
Gates Mills
Rocky River Westlake
Fairview Park
Lakewood
Shaker Hts. Newburgh Hts. North Randall Brooklyn Brooklyn Hts.
Cuyahoga Hts.
Pepper Pike Woodmere Highland
Hills
Hunting Valley Chagrin Falls Twp
Chagrin Falls
Linndale
North Olmsted Brook Park Olmsted Twp.
Olmsted Falls
Garfield Hts.
Warrens- Orange ville Hts.
Moreland Hills
Maple Hts. Bedford
Bedford Hts.
Bentleyville Solon
Berea
Middleburg Hts.
Parma Hts.
Parma
Seven Hills
Independence
Valley View
Walton Hills Summit County
Oakwood
Glenwillow
North Royalton
Broadview Hts.
Brecksville
Strongsville
Cuyahoga County Medina County
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Cuyahoga County Planning Commission
Geauga County
Mayfield
Cuyahoga County
Richmond Highland Hts.
Lake County
Prepared for the City of Highland Heights
Although Highland Heights will continue to see increases in housing units and population in the near future as Aberdeen and other developments are built, the City must begin making many critical decisions. Issues such as maintaining property values in the older areas of the City, managing the form of new growth and limiting traffic congestion are vital to maintaining stability and improving the quality of life for City residents.
POPULATION CHARACTERISTICS
Population Growth
In 1990, the population of the City of Highland Heights was 6,249 persons. This count represented an increase of nearly 9% over the 1980 Census count of 5,739 persons. This data also coincides with the trend which indicates that many communities on the outer edge of Cuyahoga County continue to experience population growth.
Table 1-1, Population Growth
Year 1930 1940 1950 1960 1970 1980 1990
Population 281 356 762 2,929 5,926 5,739 6,249
% Change
26.69% 114.04% 284.38% 102.32% -3.16% 8.89%
Graph 1-1, Population Growth
25,000
20,000
15,000
10,000
5,000
0 1930 1940 1950 1960 1970 1980 1990 2010
Highland Heights Mayfield Heights
Mayfield Village Richmond Heights
SOURCE: Projections to 2010, NOACA and Cuyahoga County Planning Commission; U.S. Bureau of the Census
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Persons Per Household
Highland Heights has followed the national trend towards reduced household sizes. In 1960, the average number of persons per household was 3.76. In 1980 there were 3.19 persons per household and by 1990, that number had dropped to 2.89 persons per household. Highland Heights has more persons per household than the average for Cuyahoga County as a whole. The average number of persons per household in Cuyahoga County in 1990 was 2.46. Highland Heights’ elevated figure is indicative of the predominately single-family housing stock; multi-family housing units generally have fewer persons per household.
Age Distribution
As illustrated in Graph 1-2, the 0-4 and 5-9 years age groups showed a decline in population between 1970 and 1980, but rebounded to show increases between 1980 and 1990. This increase, however, still did not reach the number of children in this age group in 1970. The 10-14 and 15-19 age groups have been steadily declining in population since 1970. The 20-24 age group increased between 1970 and 1980 but showed a decline between 1980 and 1990.
Graph 1-2, Age Distribution, 1970-1990
Male
0 to 4 5 to 9 10 to 14 15 to 19 20 to 24 25 to 29 30 to 34 35 to 39 40 to 44 45 to 49 50 to 54 55 to 59 60 to 64 65 to 69 70 to 74 75+ 400 300 200 100
1970
Female
0
1980
100
1990
200
300
400
The 25-29, 30-34 and 35-39 year age groups remained steady in numbers between 1970 and 1980 but showed an increase between 1980 and 1990. The 40-44 year age group decreased between 1970 and 1980 but increased again in 1990. The number of persons 45 - 54 years
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have decreased steadily between 1970 and 1990. The 55-59 year category showed a marked increase between 1970 and 1980 and a decrease between 1980 and 1990. The number of persons 60 - over 75 years consistently increased between 1970 and 1990. Table 1-2 summarizes the characteristics of the population age groups.
Table 1-2, Age Group Summary
Year 1970 1980 1990
Children 0-19 Years 40% 29% 24%
Young Adults 20-39 18% 23% 25%
Midle Age 40-59 33% 30% 26%
Senior Citizens 60+ 9% 18% 25%
Race Distribution
Ninety-eight percent of the City’s population was classified white in 1990. There were 166 non-white residents who reported being African-American, American Indian, Eskimo, Asian or Pacific Islander, or of Hispanic origins.
Families and Household Types
A family consists of a householder and one or more other persons living in the same household who are related to the householder by birth, marriage, or adoption. A household is considered a single family, one person living alone, two or more families living together, or any other group of related or unrelated persons who share living arrangements. Not all households contain families since a household may comprise a group of unrelated persons or one person living alone. There were 1,891 families counted in the City in 1990, while there were 2,111 households inventoried. Almost half of the households in Highland Heights in 1990 were households of married couples with no related children. This household type comprised 45% of the households or 952 households. Households of married couples living with related children comprised 32% or 669 households. In 1990, there were 283 single person households, which represented 13% of the total households. Females living alone comprised 185 households while half that number of males, 98, lived alone.
Education
Residents of Highland Heights are, on average, better educated than the County’s population as a whole. As shown on Table 1-3, while 30.9% of the County’s residents 25 and over had a high school diploma in 1990, 33% of Highland Heights’ 25 and over residents have graduated from high school. Also, in 1990, 16% of the City’s residents 25 and older held a bachelors degree, compared to 12.7% of the County’s residents. Similarly, 12.5% of the City’s
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population holds a graduate professional degree compared to 7.3% of the County’s residents.
Table 1-3, Educational Levels, 25 Years & Over, 1990
Highland Heights Residents Elementary 0-4 Elementary 5-8 9-12 (No Diploma) High School Some College (No Degree) Associates Degree Occupational Associates Degree Academig Program Bachelor's Degree Graduate Professional Degree Total 51 237 561 1,448 654 75 113 698 549 4,386
% 1.2% 5.4% 12.8% 33.0% 14.9% 1.7% 2.6% 15.9% 12.5% 100.0%
Cuyahoga County 1.8% 5.8% 18.4% 30.9% 18.0% 2.7% 2.4% 12.7% 7.3% 100.0%
Schools
The Mayfield Public School District serves the communities of Highland Heights, Mayfield Heights, Mayfield Village and Gates Mills. Approximately 23% of the children in the school district attend private or parochial schools. An estimated 23% of the school district’s enrollment are students from Highland Heights. Table 1-4 shows the schools of the Mayfield Public School District. Two of these schools, Millridge School and the Millridge School for the Hearing Impaired, are located within Highland Heights.
Table 1-4, Schools, Mayfield Public School District
Mayfield High School Mayfield Middle School Center School Gates Mills School Lander School Millridge School Millridge Center for the Hearing Impaired
6116 Wilson Mills Road 1123 SOM Center Road 6625 Wilson Mills Road 7639 Colvin Road 1714 Lander Road 950 Millridge Road 950 Millridge Road
The Mayfield School District owns two parcels within the City, a 7.5-acre parcel located near the intersection of Pinehurst and Highland Road and an 18-acre parcel with frontage on Bishop Road, behind lots that front on Wilson Mills Road. The school district has plans to sell the 7.5-acre parcel because the site is not large enough for an elementary school. The school district requires a minimum of 10 acres for an elementary school site plus one acre for every 100 students. The school district plans to retain the 18-acre site for an elementary school and/or middle school if it is determined to be necessary sometime in the future. Table 1-5 and Graph 1-3 track the school district’s total enrollment from 1975 - 1995. Enrollment decreased every year from 1980 to 1987. The enrollment for the 1989-90 school
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Cuyahoga County Planning Commission
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year shows an increase of 4.4%, and from 1991-1995, enrollment increased every year. The 1994-95 school year had an enrollment comparable to the enrollment of the school district in 1983-84.
Table 1-5, School Enrollment, 1975-1994
Year 1975-76* 1980-81* 1981-82* 1982-83* 1983-84* 1984-85* 1985-86* 1986-87* 1987-88* 1988-89* 1989-90* 1990-91* 1991-92** 1992-93** 1993-94** 1994-95** 1995-96**
Enrollment 5,665 4,087 3,907 3,743 3,565 3,373 3,283 3,221 3,236 3,196 3,337 3,054 3,192 3,304 3,483 3,578 3,621
% Change -27.86% -4.40% -4.20% -4.76% -5.39% -2.67% -1.89% 0.47% -1.24% 4.41% -8.48% 4.52% 3.51% 5.42% 2.73% 1.20%
SOURCE: *Government Facts, July 16, 1985, October 1986, September 1989, Governmental Research Institute **Mayfield School District
Graph 1-3, Mayfield School District Enrollment
6,000
5,000
4,000
3,000
2,000
1,000
0 '75-76 '80-81 '81-82 '82-83 '83-84 '84-85 '85-86 '86-87 '87-88 '88-89 '89-90 '90-91 '91-92 '92-93 '93-94 '94-95 '95-96
SOURCE: Governmental Research Institute, Mayfield School District
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Income Characteristics
Household and Family Income
In 1989 there were 6,249 persons in the City. Table 1-6 compares the City’s median household and family income with Cuyahoga County. Two hundred and forty-nine persons, or 4% of the population, were classified as living below the poverty level. Highland Heights’ family income was 135% of the County’s average family income in 1989. Similarly, the City’s per capita income was 126% of the County’s average per capita income in the same year.
Table 1-6, Median Household Income, Median Family Income, Highland Heights vs. Cuyahoga County
Highland Heights Cuyahoga County
Median Household Income $44,777 $28,595
Median Family Income $48,125 $35,749
1989 Per Capita Income $18,796 $14,912
1979 Per Capita Income $15,607 $13,574
Labor Force
There were a total of 2,961 employed persons living in the City over 16 years of age in 1989. One-hundred sixty-two persons were unemployed in 1989, or 5.19% of the City’s labor force. As illustrated in Graph 1-4, nearly 40% of the City’s employed persons work in managerial, professional or specialty occupations, while persons in the technical, sales and administrative support occupations comprised 35.4% of the labor force. The service industry provides employment to 279 persons or 9.4% of the labor force.
Graph 1-4, Employed Labor Force, 1989
Managerial/Professional/Specialty 39.4%
Precision/Production/Craft Repair 7.0%
Service/Industry 9.4%
Farming/Fishing/Forestry 0.4%
Operators/Laborers/Fabricators 8.4% Technical/Sales/Administrative Support 35.4%
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Cuyahoga County Planning Commission
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Work Location Inventory
The Census Transportation Planning Package inventoried where people who lived in Highland Heights worked and where the people who worked in Highland Heights lived in 1990. This report, from the U.S. Census Department, indicated a total of 2,685 workers lived in Highland Heights in 1989. Map 1-2 shows that just over half of the workers that lived in Highland Heights worked in the Hillcrest area. Among those people who worked in the Hillcrest Region, 13% (363 persons) lived and worked in Highland Heights. Just over 7% (190 people) worked in Beachwood and 9% (244 people) worked in Euclid. The remaining workers were employed in other communities such as Lyndhurst, Mayfield Village, Mayfield Heights and Richmond Heights. Cleveland companies employed 23% of the City’s residents. Almost 6% of the workers in Highland Heights are employed in Lake County. The Census Transportation Planning Package indicated that 5,460 people worked in Highland Heights in 1989. Map 1-3 shows that a significant percentage of those persons employed by Highland Heights companies live in the Hillcrest region, while a large percentage, 26.4%, live in Lake County.
1995 Population Estimates
In January of 1995, a council ward redistricting study was conducted in order to meet City charter requirements for population distribution among council wards. At that time, the number of single-family occupancy permits was studied between April of 1990 and December of 1994. It was determined that over 400 new households had been established in the City since the 1990 census. By multiplying the number of new households by the average number of persons per household from the 1990 census, the 1995 population of the City was estimated at 7,500 persons.
Population Projections
The population of Highland Heights is expected to continue to show a moderate increase for the next fifteen years. Two separate population projections have been prepared, each indicating a low and high range. The first set of projections are based on historical trends, where recent growth rates are projected to determine future populations, while the second set, the Density Ceiling Projection, considers the amount of land available for new development until the land within the city is completely developed. As shown on Table 1-7, the Historical Trends Projection low estimate of the population of Highland Heights in the year 2010 to be 8,500 persons, while the high estimate projects that there will be 9,300 persons. The Density Ceiling Projection shown on Table 1-8 estimates the population will peak in the year 2005, with between 9,900 and 10,150 persons, and then decline slightly to 9,800 for a low estimate and 10,000 as a high estimate in the year 2010. The peak population in 2005 will occur after the Aberdeen development and other small currently undeveloped single family areas are totally developed. The total population is then expected to start to decline slightly based on the assumption that household and family sizes will continue to decrease.
School Age Children Projection
Table 1-9 shows an estimate of the number of school age children expected in the City in the near future. The number of preschool and Kindergarten age children is expected to slightly
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Map 1-2, Highland Heights Residents Place of Work, 1989
Euclid
LAKE COUNTY 6.0%
Rich- Highland mond Hts. Hts.
Mayfield
Bratenahl
East Cleveland
HEIGHTS 6.8%
Cleveland Cleveland Hts. Bay Village Westlake Rocky River Lakewood
South Euclid
HILLCREST 53.4%
Lyndhurst
Beachwood
Mayfield Hts.
Gates Mills
University Hts.
CLEVELAND 23.1%
Newburgh Hts.
Shaker Hts. North Randall
Pepper Pike
Highland Woodmere Hills
Hunting Valley Chagrin Falls Twp
Chagrin Falls
WESTSHORE .6%
North Olmsted
Linndale
Fairview Park
Brooklyn
Brooklyn Hts.
Cuyahoga Hts.
Garfield Hts.
Warrens- Orange ville Hts.
Moreland Hills
Maple Hts. Bedford
Bedford Hts.
Solon
Bentleyville
Brook Park Olmsted Twp.
Olmsted Falls
Berea
Middleburg Hts.
Parma Hts.
Parma
Seven Hills
Independence
Valley View
Walton Hills
SOUTHWEST 1.0%
Strongsville
SOUTH CENTRAL .6%
North Royalton
Oakwood
CHAGRIN SOUTHEAST 4.7%
Glenwillow
Broadview Hts.
Brecksville
OTHER 3.4%
CUYAHOGA .4%
Map 1-2, Place of Residents of Highland Heights Workers, 1989
Euclid
LAKE COUNTY 26.4%
Rich- Highland mond Hts. Hts.
Mayfield
Bratenahl
East Cleveland
HEIGHTS 8.3%
Cleveland Cleveland Hts. Bay Village Westlake Rocky River Lakewood
South Euclid
HILLCREST 35.6%
Lyndhurst
Beachwood
Mayfield Hts.
Gates Mills
University Hts.
CLEVELAND 6.7%
Newburgh Hts.
Shaker Hts. North Randall
Pepper Pike
Highland Woodmere Hills
Hunting Valley Chagrin Falls Twp
Chagrin Falls
WESTSHORE 3.0%
North Olmsted
Linndale
Fairview Park
Brooklyn
Brooklyn Hts.
Cuyahoga Hts.
Garfield Hts.
Warrens- Orange ville Hts.
Moreland Hills
Maple Hts. Bedford
Bedford Hts.
Solon
Bentleyville
Brook Park Olmsted Twp.
Olmsted Falls
Berea
Middleburg Hts.
Parma Hts.
Parma
Seven Hills
Independence
Valley View
Walton Hills
SOUTHWEST 1.4%
Strongsville
SOUTH CENTRAL 4.3%
North Royalton
Oakwood
CHAGRIN SOUTHEAST 6.0%
Glenwillow
Broadview Hts.
Brecksville
OTHER 7.2%
CUYAHOGA 1.1%
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Cuyahoga County Planning Commission
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Table 1-7, Population Projection Based on Historical Trends
Low 1930 1940 1950 1960 1970 1980 1990 1995 2000 2005 2010 281 356 762 2,929 5,926 5,739 6,249 7,300 7,800 8,000 8,500
# Change 75 406 2,167 2,997 -187 510 1,051 500 200 500
% Change 26.7% 114.0% 284.4% 102.3% -3.2% 8.9% 16.8% 6.8% 2.6% 6.3%
High 281 356 762 2,929 5,926 5,739 6,249 7,400 8,100 8,800 9,300
# Change 75 406 2,167 2,997 -187 510 1,151 700 700 500
% Change 26.7% 114.0% 284.4% 102.3% -3.2% 8.9% 18.4% 9.5% 8.6% 5.7%
Used Mathematical Extropolation method based on historicaltrends The basic formula: (((P0-P1/#Yrs) x (T1-T2))+P2, where P0 = Base Population P1 = Population at a specific year # Yrs = Number of years between year of P0 and year of P1 Example for low range projection for 1995: (((6,702-2,929)/32)*(1995-1990)=6,702) = 7,292
T1 = Projected year T2 = Last incremental year P2 = Population at last incremental year
Basic Assumptions: Population will continue to grow steadily during the next decade and a half due to: Decline in household and family sizes, although at a slower rate Decline in birthrate In-migration outpaces out-migration for the next two decades Moderate amount of developable land available for residential use
increase until the year 2005 and then begin to decrease towards 2010. Elementary and junior high school students numbers will decline slightly until the year 2005 and then show an increase in the year 2010. The projection estimates that the number of high school students increased between 1990 and 1995 but will start to decrease towards the year 2000 and remain basically constant between 2005 and 2010. In total, this projection shows the overall number of students remaining basically constant until the year 2005 and showing a slight increase between 2005 and 2010.
HOUSING CHARACTERISTICS
Highland Heights housing stock is currently nearly 100% detached single- family homes. This percentage will change in the near future as the Aberdeen development is built and occupied. The diversity of the housing stock (cluster homes, townhomes, and single-family homes) that will be available in Aberdeen will benefit the city by providing for the housing needs of different segments of the population.
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Table 1-8, Population Projection Based on Density Ceiling Model
Low 1930 1940 1950 1960 1970 1980 1990 1995 2000 2005 2010 281 356 762 2,929 5,926 5,739 6,249 7,300 9,500 9,900 9,800
# Change 75 406 2,167 2,997 -187 510 1,051 2,200 400 -100
% Change 26.7% 114.0% 284.4% 102.3% -3.2% 8.9% 16.8% 30.1% 4.2% -1.0%
High 281 356 762 2,929 5,926 5,739 6,249 7,400 9,700 10,150 10,000
# Change 75 406 2,167 2,997 -187 510 1,151 2,300 450 -150
% Change 26.7% 114.0% 284.4% 102.3% -3.2% 8.9% 18.4% 31.1% 4.6% -1.5%
Used Density Ceiling model based on availability of residential land use and the commencement of construction for the 1000+ single-family units at the Aberdeen site. The basic formula: [((U1xV1)xH1)+((U2xV2)xH2)+((UxV)xH)], where P1 = Population at a specific year U1 = New single-family detached unis at a specific year U2 = New single-family attached units (cluster homes + townshouses) at a specific year U = Existing residential units at a specific year V1 = Vacancy rate for new single-family detached units at a specific year V2 = Vacancy rate for new single-family attached units at a specific year V = Vacancy rate for existing residential units at a specific year H1 = Household size for new single-family detached units at a specific year H2 = Household size for new single-family attached units at a specific year H = Household size for existing residential units at a specific year Example of low range projection for year 2000: [((306*.985)*2.72))+((620*.985)*2.48)+((2,604*.980)*2.8)]=9,479 Basic Assumptions: Population will continue to grow rapidly during the next decade, assuming: Current zoning districts will continue throughout the projection period All available residential land will be developed to maximum density allowed by zoning code Moderate amont of developable land available for residential use Saturation point for Highland Heights will occur after the year 2010 All developable acres allocated for residential use through zoning will be fully developed sometime after 2010 The Aberdeen subdivision will be fully developed in 7-8 years; the maximum number of units allowed by the zoning code will be built at that site Vacancy rate by the year 2010 will reach 3% for older units and 2.5% for new units Housing units count by the City of Highland Heights totally 2,604 for 1994 is used as the base for 1995 Decline in household and family sizes, although at slower rates Decline in birthrate throughout the projection period Distribution of residential types for the Aberdeen Boulevard Residential PODS of 1,133 units will adopt one of the following ratios for: SF detached: SF attached 50:50 67:33 or 33:67
Age of Housing Stock
Approximately 50% of the City’s housing stock was built between 1950 and 1969. Graph 1-5 shows a peak in the number of homes built between 1960 and 1969. This means that a major portion of the city’s homes are now 35-45 years old.
Single-Family Home Construction
Table 1-10 illustrates the number of single-family residential building permits which have been issued by the City from 1980-1995. Graph 1-6 tracks new single-family residential permits from 1980-1995. The early 1980’s saw few new homes being built in the City. The
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Table 1-9, Projection of Highland Heights School Age Children
Preschool and Kindergarten 1990 1995 2000 2005 2010 336 290-390 300-400 370-500 360-490
Elementary and Junior High 839 630-850 570-780 580-790 670-900
High School 358 370-500 350-470 290-390 280-390
Elementary through High School 1533 1,000-1,350 920-1,250 870-1,180 950-1,290
Calculations were based on birthrate data provided by the Ohio Department of Health: Births per 1,000 population 1988 7.3 1991 8.7 1989 6.9 1992 10.1 1990 7.2 1993 11.5
Projections for school age children were based on the following: In the recent past, Highland Heights experienced relatively low death rates in comparison to other communities in the county. The dominant family household type in Highland Heights is not young families, but more mature families. Level of births will continue as in the past decade, but will begin a slow decline after the year 2000. We do not know the characteristics of the new residents arriving between 1990-2005. However, we assume that their age composition will either be similar to existing population or a little older.
Graph 1-5, Age of Housing Stock
800 778
700
600
557 500 474
400 391
300
254 200 191
100
0 1949 o r B efo re 1950 -1959 1960 -1969 1970 -1979 1980 -1989 1990 -1995
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Table 1-10, Single-Family Residential Building Permits
Year 1980 1981 1982 1983 1984 1985 1986 1987 1988 1989 1990 1991 1992 1993 1994 1995 TOTAL
Housing Permits Issued 22 22 7 24 29 26 52 77 55 77 82 94 120 81 70 27 865
Estimated Valuation(s) $2,100,000 $2,217,000 $595,000 $2,582,000 $3,238,800 $2,846,900 $7,012,800 $13,400,200 $11,322,000 $13,966,358 $15,274,000 $18,325,950 $24,393,800 $17,532,281 $17,203,000 $7,776,300 $159,786,389
Average Estimated Value Per Unit $95,455 $100,773 $85,000 $107,583 $111,683 $109,496 $134,862 $174,029 $205,855 $181,381 $186,268 $194,957 $203,282 $216,448 $245,757 $288,011 $184,724
SOURCE: City of Highland Heights Building Department
Table 1-10, Single-Family Residential Building Permits
120 120
100 94
80 77 77
82
81
70 60 52 40 55
29 20 22 22 24 26
27
7 0 1980 1981 1982 1983 1984 1985 1986 1987 1988 1989 1990 1991 1992 1993 1994 1995
SOURCE: City of Highland Heights Building Department
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City experienced an increase in the number of single-family homes that were built in the late 1980’s and which has continued into the 1990’s. This increase is expected to continue through the year 2002 with the building of homes in the Aberdeen subdivision. The average estimated value of each new-single family unit has shown a considerable increase since 1980. The average estimated value of new single- family homes has increased 257% from $95,454 in 1980 to $245,757 in 1994.
Home Sales
Table 1-11 shows the average sales price of all single-family homes in Highland Heights with individual listings of the average sales price of new construction.
Table 1-11, Median Sales Price of All Single-Family and New Construction, 1980-1994
Year 1980 1981 1982 1983 1984 1985 1986 1987 1988 1989 1990 1991 1992 1993 1994
Number Bought 47 46 73 60 74 97 72 58 53 62 65 69 78 77
Price Single-Family 107,000 84,500 85,000 106,900 100,000 102,500 97,125 114,750 117,000 131,500 137,500 153,000 140,250 175,000
Number Built N/A N/A N/A N/A N/A N/A N/A 27 40 14 92 158 115 77
Price New Construction N/A N/A N/A N/A N/A N/A N/A 206,400 230,000 234,500 242,100 231,100 263,700 270,000
N/A = Not Available SOURCE: Cleveland State University NODIS Center
TAXES
Income Tax Rates
Table 1-12 shows income tax rates and rates of credit allowed by Highland Heights and surrounding communities. Mayfield Heights has the lowest income tax rate in the surrounding area at 1%, with a 50% credit given for those persons who pay income tax dollars to the community where their job is located. The income tax rate in Highland Heights, Beachwood and, Mayfield Heights is 1.5%, with 100% credit given to those persons who pay another community. South Euclid also has a 1.5% income tax rate but gives a 75% credit on 1% of taxes paid to another community. Lyndhurst has a 1.5% income tax rate with a 50% credit. Richmond Heights and Cleveland Heights has a 2% income tax; Richmond Heights has a 100% credit and Cleveland Heights has a 50% of 1% credit.
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Table 1-12, Income Tax Rates
Community Highland Heights *100% Credit Beachwood *100% (of 1.25%) Credit Cleveland Heights *50% (of 1%) Credit Lyndhurst *50% Credit Mayfield Village *100% Credit Mayfield Heights *50% Credit Richmond Heights *100% Credit South Euclid *75% (of 1%) Credit
1993 1.5%* 1.5% 2.0%* 1.5%* 1.5%* 1.0%* 1.5%* 1.5%*
1994 1.5%* 1.5% 2.0%* 1.5%* 1.5%* 1.0%* 2.0%* 1.5%*
1995 *1.5% 1.5% 2.0%* 1.5%* 1.5%* 1.0%* 2.0%* 1.5%*
Income Tax Collections
The City saw a generally steady increase in income tax collections from 1980 to 1987, as shown on Table 1-13. Since 1987, while overall increases have outpaced declines, a random pattern of increases followed by decreases has been established. Estimates for income tax revenues for 1996 have been obtained from the Finance Department. With the loss of Allen Bradley in 1995, the income tax revenue decreased from 1994 to 1995 and is expected to decrease again between 1995 and 1996.
Assessed Valuation
Table 1-14 tracks the assessed valuation of the City from 1980 to 1995. Generally, the assessed valuation has been increasing over the past 15 years; although, in the mid-1980’s, there was a period of slight decline in the total assessed valuation. This decrease was offset shortly thereafter with a major increase of 22.7% from 1987 to 1988. The 11.1% increase from 1993 to 1994 was follows by a 3.7% decrease by 1995, yet the 1995 valuation remained approximately 7% higher than in 1993. Table 1-15 shows historical rates of taxation for the City. It is interesting to note that the tax rate for municipal purposes was the same in early 1994, with an estimated population of approximately 7,500 persons, as it was in 1980, when the population was 1,761 less, at 5,739 persons. Currently, Highland Heights has one of the lowest effective tax rates for commercial and industrial land in the surrounding area. Table 1-16 shows the effective tax rates for commercial and industrial land in Highland Heights and nearby communities. In 1995, Highland Heights had one of the lowest effective property tax rates for residential and agricultural uses in the surrounding area, as shown in Table 1-17. Highland Heights’ effective tax rate was 43.69 per $1,000 of valuation. Beachwood’s effective property tax rate is
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Table 1-13, Income Tax Collections, 1980-1996
Year 1980 1981 1982 1983 1984 1985 1986 1987 1988 1989 1990 1991 1992 1993 1994 1995 1996 Estimated
Income Tax Revenue $1,406,467 $1,475,066 $2,356,650 $2,363,689 $2,608,769 $2,770,907 $3,103,184 $2,912,348 $3,250,167 $3,671,440 $3,574,003 $3,700,326 $4,325,000 $3,956,572 $4,320,054 $4,174,779 $4,010,000
Amount Change $68,599 $881,584 $7,039 $245,080 $162,138 $332,277 -$190,836 $337,819 $421,273 -$97,437 $126,323 $624,674 -$368,428 $363,482 -$145,275 -$164,779
Percent Change 4.88% 59.77% 0.30% 10.37% 6.22% 11.99% -6.15% 11.60% 12.96% -2.65% 3.53% 16.88% -8.52% 9.19% -3.36% -3.95%
SOURCES: Governmental Research Institute, Governmental Review, #362, October 1979; #397, June 1981; #404, September 1981; #437, September 1983; #467, May 1986; #471, May 1987; #476, august 1988. 1986-1992 Citizens League. Estimates: City of Highland Heights Finance Department.
Table 1-14, Assessed Valuation
Year 1980 1981 1982 1983 1984 1985 1986 1987 1988 1989 1990 1991 1992 1993 1994 1995
Valuation $97,077,710 $111,783,428 $121,149,859 $130,086,732 $143,056,360 $138,617,506 $137,317,915 $139,925,188 $171,675,586 $178,101,168 $184,388,729 $212,569,631 $219,376,380 $229,812,299 $255,388,013 $245,991,894
$ Change $14,705,718 $9,366,431 $8,936,873 $12,969,628 -$4,438,854 -$1,299,591 $2,607,273 $31,750,398 $6,425,582 $6,287,561 $28,180,902 $6,806,749 $10,435,919 $25,575,714 -$9,396,119
% Change 15.1% 8.4% 7.4% 10.0% -3.1% -0.9% 1.9% 22.7% 3.7% 3.5% 15.3% 3.2% 4.8% 11.1% -3.7%
SOURCES: The Citizens League of Greater Cleveland, 1995: Cuyahoga County Tax and Budget Commission
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Table 1-15, Rate of Taxation
Year 1980 1981 1982 1983 1984 1985 1986 1987 1988 1989 1990 1991 1992 1993 1994 1995
All 63.50 63.40 63.90 63.90 63.70 64.60 66.00 66.60 71.20 70.90 72.20 78.10 77.90 77.90 78.10 80.90
School 44.40 44.40 44.40 44.40 44.10 44.10 45.20 45.70 50.60 50.60 50.40 56.30 56.10 56.10 55.90 58.90
Municipal 4.00 4.00 4.00 4.00 4.00 4.00 4.20 4.20 4.00 4.00 4.00 4.00 4.00 4.00 4.00 4.00
SOURCE: Cuyahoga County Treasurer’s Office
Table 1-16, 1995 Effective Commercial and Industrial Property Tax Rates
Highland Heights Beachwood Cleveland Heights Lyndhurst Mayfield Village Mayfeld Heights Richmond Heights South Euclid Wickliffe Willoughby Willoughby Hills
SOURCES: Cuyahoga and Lake Counties Treasurer’s Office
50.88 55.22 93.27 71.68 51.96 56.88 63.74 74.35 61.15 46.8 48.79
Table 1-17, 1995 Effective Residential and Agricultural Property Tax Rates
Highland Heights Beachwood Cleveland Heights Lyndhurst Mayfield Village Mayfeld Heights Richmond Heights South Euclid Wickliffe Willoughby Willoughby Hills
SOURCES: Cuyahoga and Lake Counties Treasurer’s Office
43.69 43.2 76.32 61.97 44.1 49.69 57.74 64.72 48.94 44.56 47.02
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similar to Highland Heights at 43.20 per $1,000 of valuation, the lowest of the group. Many surrounding communities have property tax rates in the $44-$57 range, with Cleveland Heights and South Euclid having the highest at $76.32 and $64.72 per $1,000 valuation respectively.
SUMMARY
The City will continue to experience growth in the number of housing units and population while the Aberdeen development is under construction. Upon the conclusion of construction in Aberdeen and the other small vacant areas of single-family zoned land, new home construction will be limited and the population will begin to show a slight decrease. The City of Highland Heights Building Department Statistical Report accounts for considerable permit income derived from the new construction of homes. This income will also dramatically decline as the City becomes totally developed. Also, the City will not realize sizeable income from recreation fees charged to new construction after the development of Aberdeen. The gap is growing between prices of new construction and existing homes. Due to the aging housing stock, continued maintenance of individual homes is critical to maintaining the overall condition of certain neighborhoods. The fact that the existing homes in the City, many of those now 35-45 years old, are selling for less than new construction will help younger families move in as current residents of those homes choose to leave the single-family home and the costs and the resulting maintenance activities which the homes require. These young families will also help to maintain neighborhood stability. Highland Heights has a favorable tax structure for the establishment and operation of businesses. The management of taxes, in comparison with surrounding communities, is important to maintaining the community’s commercial and industrial tax base. Income tax revenues are expected to decline in the short term (2-4 years). Marketing the City’s favorable tax structure may entice more businesses to the community, as well as retaining existing businesses.
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Chapter Two Land Use Inventory
Prepared for the City of Highland Heights
The image of a city is often influenced by its pattern of land utilization. Highland Heights is predominately residential in character, with its transportation network, community facilities, and various other land uses supporting the residential development. This section of the Master Plan will present an analysis of land use within the City and analyze the rate of growth by comparing land use statistics from 1970, 1991 and 1995.
INVENTORY
Map 2-1 illustraes the 1995 land use in the City of Highland Heights. This map graphically illustrates that the City’s most prevalent land use is single-family development. Table 2-1 defines the acreage associated with each land use shown on Map 2-1. Table 2-2 and Graph 2-1 show a detailed analysis of historical land use data in 1970, 1991 and 1995.
Table 2-1, Highland Heights Land Use, 1995
Land Use Single-Family Residential Vacant/Undeveloped Rights-of-Way Light Industrial Utilities Parks & Recreation Institutional Commercial Agricultural Office TOTAL Amount Developed Amount Undeveloped/Agricultural
Land Area in Aces 1,587.8 699.5 309.9 274.6 175.0 96.8 * 72.8 62.6 55.0 8.7 3,342.7 2,588.0 760.5
Percent of Total Land Area 47.5% 20.9% 9.3% 8.2% 5.2% 2.9% 2.2% 1.9% 1.6% 0.3% 100.0% 77.4% 22.8%
Single-family development occupies 1,587.8 acres, or 47.5% of the overall acreage of the City. The amount of land devoted to single-family use has increased 615.4 acres from 1970 to 1995. More recently, the amount of land devoted to single-family land use increased 182.5 acres between 1991 and 1995. At this time, there is no residential land devoted to other types of housing, such as apartments, condominiums, senior housing or cluster homes. As shown on Tables 2-1 and 2-2, the second most prevalent land use category is vacant or undeveloped land. Vacant land comprises 20.9% of the City’s area, or approximately 699 acres, although ongoing development continues to decrease the amount of vacant land. For instance, continuing development has reduced vacant areage from about half of the City in 1970 (50.7%) to 20.9% in 1995. Additionally, the site of the Aberdeen golf course and residential development, currently under construction, occupies over 400 acres. This acreage represents the land currently zoned by the City as Recreation and Residential. This will increase the single-family residential acreage, introduce attached single-family units, and boost the amount of land used for recreation. With the completion of this project, the amount of vacant acreage will drop to approximately 350 acres, or 10% of the City.
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Map 2-1, Highland Heights 1995 Generalized Land Use
Single-Family Residential Commercial Office Community Facilities Light Industrial Utilities Parks and Recreation Agriculture Vacant
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Graph 2-1, Land Use, 1970, 1991 and 1995
Institutional Single-Family Residential
1970
Undeveloped
Utilities
Parks & Recreation Commercial Light Industrial Developed Rights-of-Way
Institutional
1991
Undeveloped
Single-Family Residential
Utilities Parks & Recreation Commercial
Light Industrial
Developed
Rights-of-Way
Institutional
1995
Undeveloped
Single-Family Residential
Utilities Parks & Recreation Commercial
Light Industrial Developed Rights-of-Way
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Table 2-2, Highland Heights Comparison of Existing Land Use, 1970, 1991, 1995
Land Use Type Single-Family Residential Rights-of-Way Light Industrial Utilities Parks & Recreation Institutional Commercial Office Total Developed UNDEVELOPED LAND Agricultural Vacant Total Developed Total
1970 Acreage 972.4 189.0 76.2 205.3 66.2 62.5 21.0 0.9 1,593.5 55.0 1,694.2 1,749.2 3,342.7
1991 Acreage 1,405.3 301.3 234.0 181.0 68.8 69.0 58.6 7.3 2,325.3 55.0 962.4 1,017.4 3,342.7
1995 Acreage 1,587.8 309.0 274.6 175.0 96.8 72.8 62.6 8.8 2,587.4 55.0 699.5 754.5 3,341.9
Light industrial land use has increased significantly between 1970 and 1995 and also between 1991 and 1995. In 1970, light industrial uses made up 2.3% of the City, while in 1995, this land use increased to 8.2%. Forty-three of those newly developed areas, or fully 20% of the total acreage developed over the last 25 years, was developed between 1991 and 1995. Road right-of-way comprises 309 acres, or 9.2% of the City, and is he third largest use of land. Utilities and transporation facilities comprise 5.3% of the land area, which totalled 175 acres in 1995. An estimated 171 acres within this land use category is occupied by the Cuyahoga County Airport. Land developed to parks and recreation comprises about 96 acres, or 2.9% of the City’s land. Institutional land uses, such as churches and schools, utilize approximately 73 acres, or 2.2% of the land within the City. There has not been notable change in this type of use since 1970, with only about ten additional acres developed for institutions from 1970 to 1995. Agricultural land occupies 1.6%, or 55 acres, in the northeast corner of the City. Commercial land uses do not occupy a significant amount of land within Highland heights. Commercial uses constitute 62.6 acres overall, or only 1.8% of the City. Commercial land uses have increased as the population has increased; in 1970, commercial uses only occupied .6% of the City. Land devoted to office uses increased from just under one acre in 1970, to 8.7 acres in 1995. The bulk of this expansion occurred between 1970 and 1991, when 6.4 acres was developed for office uses. Based on a comparison of existing land uses with zoning, Highland Heights is built out in terms of retail development. In other words, all land that is zoned for commercial use is being used as such. A detailed comparison of commercially zoned land and the amount of land being used for commercial uses reveals that while 54 acres is zoned commercial, 62.6 acres are being used
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as commercial. This is due to the fact that there are commercial landscaping businesses, nursery businesses, and a doctor’s office operating on residentially zoned land. Table 2-3 compares the amount of commercial, retail and office zoned land in Highland Heights with that of selected other Cuyahoga County communities. As shown, commercial and office uses make up a very small portion of the City of Highland Heights when compared to these other communities.
Table 2-3, Acreage Zoned for Commercial Retail and Office
Community Highland Heights Beachwood Lyndhurst Solon Strongsville Westlake
Acreage Zoned Retail and Office 54.0 347.3 66.0 362.3 1,190.4 863.9
% of Total City Acreage 1.6% 12.1% 3.0% 2.8% 7.6% 8.5%
Total City Acreage 3,342.7 2,875.2 2,192.9 13,097.0 15,705.9 10,126.4
ENVIRONMENTALLY SENSITIVE AREAS
Floodplains
Map 2-2 shows areas within the City which are considered floodplains as inventoried by the Federal Emergency Management Agency for the Federal Insurance Administration. Flood plains are flat, low lying bottom land areas along rivers or drainage courses where stormwater accumulates. Map 2-2 shows Zone - A “100 year Flood Boundaries” or areas subject to flooding every one hundred years. Any development which occurs in flood plains or flood prone areas may be subject to severe water damage during wet periods. In addition, such development of low lying areas can exacerbate the potential for flooding in areas downstream.
Wetlands
Wetlands are areas covered by water or areas having waterlogged soils for long periods during the growing season. Wetlands, such as swamps and marshes, are often obvious, but some wetlands are not easily recognized because they are dry during part of the year. The U.S. Army Corps of Engineers, the agency which regulates the filling of wetland areas, defines wetlands as follows: Those areas that are inundated or saturated by surface or ground water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs and similar areas. Federally Designated Wetlands within Highland Heights are inventoried on Map 2-3. This designation should be considered a starting point to determining if wetlands are present in a
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Map 2-2, Highland Heights Floodplain Areas
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Map 2-3, Federally Designated Wetland Areas in Highland Heights
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certain area. Is important to note that a site specific review of conditions may reveal areas that have wetland conditions which are not listed on the Federal Inventory. In addition, a detailed review could determine that, in fact, wetland conditions are not present in an area which has been designated as a wetland on the Federal Inventory.
Steep Slopes
Steeply sloped areas are those areas which have slopes of over 15%. The City of Highland Heights does not have any major areas of land with slopes of over 15%.
SUMMARY
Residents will notice a change in the character of the City as the City continues to develop. Broad, open, undeveloped space will decrease and a pervasive sense of openness will diminish. The population has increased 26% from 1970 to 1995, while land devoted to park and recreation uses has increased from 66.2 acres to 96.7 acres, due to the establishment of the Aiport Greens Golf Course and Whiteford Park. Investments to increase park land for use by all residents are important in maintaining undeveloped areas to provide a sense of openness to residents. As even more land becomes developed, continuing to increase the amount of land for park and recreation purposes will be crucial to maintaining a high quality of life. As the population continues to grow, the City may experience increased pressure to rezone some parcels to commercial, office, and industrial uses in order to provide services and increase the tax base This issue will be addressed in the following Commercial and Industrial Development Inventory and in the Final Development Plan.
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City of Highland Heights
Chapter Three Commercial and Industrial Development Inventory
Prepared for the City of Highland Heights
INTRODUCTION
In 1970, Highland Heights had approximately 72,000 square feet of commercial space as reported by the Regional Planning Commission’s publication entitled “Cuyahoga County, 1990, Retail Business”. This study did not include light industry. As of early 1995, the amount of this same type of space, also excluding light industry, had increased 840% to 605,142 square feet. During the decades between 1970 and 1990, the population of Highland Heights grew from 5,926 to 6,249, a net increase of 326 people, or 5% during the same 20-year period. As the figures show, the commercial sector of Highland Heights has grown disproportionately with its population. Even though nonresidential growth in Highland Heights has occurred on a much greater scale in recent decades than its population, the City does not have an extensive amount of commercial development. Goods and services offered within the City are limited, and residents go elsewhere to meet many of their commercial needs.
INVENTORY
An inventory of the commercial and industrial uses in Highland Heights was conducted in January, 1995, with partial updates in July, 1995 and January, 1996. A database was compiled of commercial and industrial uses using information gathered from field surveys and Cuyahoga County Auditor’s data. Table 3-1 lists a summary of this inventory by business classification. A detailed listing of businesses operating in Highland Heights can be found at the end of this chapter.
Light Industry
The most prevalent commercial use based on overall floor area and number of establishments are those business classified as Light Industrial. This use accounts for 76.7% of all the commercial and industrial floor area in the City and 45 of the 101 total businesses. There are two areas where light industry is predominately located: Alpha Drive in the southeastern portion of the City, and Avion Park in the northeastern section. Light industrial uses tend to employ larger numbers of people, paying higher wages than retail and service-type uses, and results in a stronger tax base.
Commercial
The locations of the majority of the commercial/retail/service uses are the four intersections formed by Bishop and Miner Roads with Highland and Wilson Mills Roads. The large amount of floor area comprising the proposed Sym’s store on Alpha Drive and Builders Square on Wilson Mills Road makes the Shopping Goods and Services category the second largest in terms of building space. Also included in this category are the proposed Kohl’s Department Store and Dick’s Sporting Goods, which are located on Wilson Mills Road and are slated to open in early 1996. This category contains over 13% of all commercial and industrial square footage. Office space and Convenience Goods and Services rank third and fourth in terms of amount of floor space. Office uses occupy 5% of the square footage in the commercial inventory,
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Table 3-1, Summary Classification of Commercial and Industrial Establishments
Type of Establishment Convenience Goods and Services Supermarkets Other Food Food Service Other Convenience Goods Convenience Services Total Shopping Goods and Services Department Stores Clothing and Shoes Other Shopping Goods Furniture Total Automobile Sales, Parts and Service Used Auto Sales Gas Stations Total Other Retail Training Schools Business Services Total Vacant Existing Vacant Total Office Space Local Offices Regional Offices Total Industrial Light Industrial Total Total
Floor Area 39,200 6,072 33,093 10,672 10,476 99,513 75,000 36,260 66,576 183,640 361,476 1,250 9,568 10,818 6,700 1,440 8,140 3,144 3,144 87,759 37,436 125,195 1,995,460 1,995,460 2,603,746
% of Total
104.7%
59.9%
0.1%
0.0%
0.2%
4.4%
100.0% 100.0%
while 4% is found in businesses offering convenience items. While the floor area numbers are comparable, there are almost twice as many convenience establishments (21) than offices (11). At the time of the inventory, there were two vacant spaces contributing to .1% of all the commercial and industrial space. Automotive and Other Retail uses combined comprise less than one percent of the commercial and industrial space in Highland Heights. Altogether, there are nine establishments in these two groups; five are gas stations, which are smaller structures and do not contribute greatly to citywide floor area totals.
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NEW NONRESIDENTIAL DEVELOPMENT
There has been minimal nonresidential development activity from 1989-1994 in Highland Heights. Building permit information was gathered and, as of May, 1995, only three permits have been issued for completely new structures since 1989. As shown on Table 3-2, the majority of nonresidential building permits were for alterations and the construction of additions to existing structures.
Table 3-2, City of Highland Heights Non-Residential Building Permits, 1989-1994
Name
Address Permit Type 1989 - No new non-residential permits 1990 - No new non-residential permits 5384 Wilson Mills 747 Alpha 747 Alpha 747 Alpha 747 Alpha 747 Alpha 5300 Avion Park 26500 Curtis Wright 5335 Avion Park 5507 Avion Park 318 Bishop 225 Alpha 5559 Wilson Mills 734 Alpha 26500 Curtis Wright 558 Bishop 613 Highland 5340 Avion Park 777 Alpha 6327 Wilson Mills 5591 Wilson Mills 26500 Curtis Wright 5860 Wilson Mills Addition Alternation Phase I Alteration Phase II Alteration Alteration Alteration New Structure New Structure Factory Addition Addition Metal/Stud/Drywall Remodeling Entire Store Interior Alteration of Ofices Exercise Room Renovation from Gas Station Remodeling Tavern Mezzanine Remodeling Installation of Stage II Installation of Stage II Concrete Apron Extension/Fencing Culvert Pipe for Retention Basis/Rear Lot
Area (Sq. Ft.)
Cost
1991 St. Paschal School Allen Bradley Allen Bradley 1992 Allen Bradley Allen Bradley Allen Bradley 1993 Gateway Megatech MBNA Hangar 1994 Namco Skidmore Gear Whitey Turner Fasteners for Retail Zeppe's Pizza Roadway Packaging Systems MBNA Hangar Suglia's Coffee/Ice Cream Mulligan's Tavern Cole National Wellington Restaurant Sunoco Shell MBNA Hangar Highland Floral 74,100 $2,000,000 19,963 $1,000,000 74,100 $850,000 280 $4,000 1,712 $20,000 420 $10,000 300 $40,000 1,290 $20,000 1,850 $35,000 4,576 $50,000 2,500 $20,000 Vapor Recovery Piping $13,800 Vapor Recovery Piping $15,000 6,600 234 $50,000 $2,000 60,426 $1,500,000 26,796 $2,300,000 90 20,000 11,000 8,000 9,000 9,000 $25,000 $270,000 $20,000 $72,000 $125,000 $85,000
As Table 3-2 shows, two of the three permits for new structures were issued for industrial buildings located almost adjacent to each other on Avion Park Drive - one in 1993, the other in 1994. The third was for a hangar at the County Airport on Curtiss Wright Parkway. As was inventoried in the Land Use Chapter, there is limited land available in commercial zones and, therefore, limited opportunity for new non-residential commercial buildings. Redevelopment of the Front Row site was completed in the Fall of 1995 with the construction of a Builders Square II. The structure housing the original Builders Square, as well as the
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Carpet Barn and Minnesota Fabrics to the east, are currently being remodeled to house a 55,000 square foot Dick’s Sporting Goods and a 75,000 square foot Kohl’s Depatment Store. It is anticipated that these will be finished sometime in early 1996. The two new types of stores planned will be providing goods not currently offered in the City, therefore allowing residents who currently shop elsewhere the opportunity to buy these items closer to home.
COMMERCIAL AND INDUSTRIAL ZONING
There are approximately 515 acres of land in Highland Heights currently zoned for commercial or industrial use. This is a little more than 15% of the City’s overall 3,342 acres. The majority (13.8%) of this nonresidential zoning is within the PCM district which is reserved for light industrial uses. Roughly 1.3% of the land is within the commercial goods and services districts of General Business, Local Business and Motor Service. The least amount of land (.4%) is set aside for commercial office use in the Office Building district. There are a small number of nonconforming commercial uses interspersed with residential uses outside of the commercial districts. Non-conforming commercial uses occupy about fifteen acres of residentially-zoned land. Of the 515 acres set aside by the City to be developed for commercial and industrial purposes, 387 are currently occupied by these types of uses. Consequently, there is the opportunity for development of the remaining 128 additional acres, 126 of which are zoned PCM.
Potential Areas for Non-Residential Development
The highest amount of potential nonresidential development could occur within industrial areas. Currently, there are approximately 97 acres of undeveloped industrial land and 28 acres of single-family development within industrial areas that could be redeveloped to industrial uses. If these acreage amounts were converted to potential building square footage using the maximum percent lot coverage of 40% as stated in the Highland Heights Zoning Code, there could be at least 1.6 million square feet of new industrial space on currently vacant land and an additional 498,152 square feet of new industrial space if single-family uses were redeveloped. There is a small amount of land in the General Business and Local Business districts that is currently vacant or being used for single-family homes. However, none of the individual lots have sufficient acreage to meet lot area minimums as stated in the General and Local Business Zones, thus restricting the ability for these lots to be used as sites for new commercial development.
CONCLUSION
Communities such as Highland Heights which have restricted commercial activity to very limited areas have chosen to retain a residential character. Commercial development has occurred in a few well-defined areas around major intersections. It is organized so there is no main “commercial strip” with strip shopping centers and commercial office buildings interspersed along major arterial roads.
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Industrial uses are located in basically two planned parks, not dispersed throughout the City. With these configurations of commercial and industrial uses, the City benefits from business development, yet the character of the City has not become overly commercialized. The City has access to Interstate 271 at Wilson Mills Road, giving a locational advantage to the numerous existing light industrial uses and any potential industries looking for future sites with freeway access. Management of congestion at this intersection is critical to allow the retention of existing businesses. If an area becomes too congested, it can have a significant negative impact on local businesses. Rezoning and property consolidation would be required in order to create lots large enough to allow for commercial development at the Bishop and Highland Road and Bishop and Wilson Mills Road intersections. The coming years will also bring pressure to rezone some single- family areas to commercial uses along major roads. It is important to maintain the desired character of the City utilizing zoning regulations. New commercial development can be profitable to a community’s tax base, provide jobs for residents and encourage some of the residents to spend their money in Highland Heights. However, these benefits must be weighed against the increased traffic congestion, noise and impact on residential areas.
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Category Supermarket Other Food
Name of Business Catalino's Stop n' Shop Distefano's Beverage & Deli Biagio's Deli & Beverage Wellington's Catering/Restaurant Pastels & Chocolate Café The Highlander Petti's Pizza Mulligan's Mill Tavern Zeppe's Pizzeria Denny Cutting Room Fabrics Cap'n Video Highland Floral Travel Link D'Astolo Hair Center Highland Hts. Barber Sho Aladin Cleaners Patrick's Hair Designer Tomorrow's Look in Hair Barbara & Friends Hair Kohl's Department Store Sym's Mike Cirino Landscaping Just for Pets Pet Shop Mobile Lawn Care Dick's Sporting Goods Grande's Nursery Minnesota Fabrics European Tile Highland Antiques PM Equipment Builders Square II Dick Wilner's Auto Sales Amoco Shell BP Marathon Sunoco America Dance Exchange Heights Driving School PIP Printing Vacant Vacant Vacant Front Row Theater Offices Highland Medical Center Scott & Baker Medical Offices Offices Offices Offices Star Bank Offices First National Bank Ameritech
Address 5612 Wilson Mills Road 5600 Highland Road 5557 Wilson Mills Road 777 Alpha Drive 558 Bishop Road 705 Bishop Road 797 Bishop Road 6131 Highland Road 5547 Wilson Mills Road 5559 Wilson Mills Road 6207 Wilson Mills Road 775 Alpha Drive 6127 Highland Road 5860 Wilson Mills Road 785 Alpha Drive 785B Alpha Drive 785 Bishop Road 791 Bishop Road 793 Bishop Road 550 Miner Road 553 Wilson Mills Road Wilson Mills Road 765 Alpha Drive 559 Bishop Road 787 Bishop Road 5599 Highland Road Wilson Mills Road 5323 Wilson Mills Road 773 Alpha Drive 785.5 Bishop Road 6119 Highland Road 6123 Highland Road 6199 Wilson Mills Road 5591 Highland Road 5567 Wilson Mills Road 5591 Wilson Mills Road 6627 Wilson Mills Road 6295 Wilson Mills Road 6327 Wilson Mills Road 767 Alpha Drive 5545 Wilson Mills Road 5555 Wilson Mills Road 5596 Highland Road 5551 Wilson Mills Road 6199 Wilson Mills Road 835 Bishop Road 850 Bishop Road 548 Miner Road 5432 Wilson Mills Road 5545 Wilson Mills Road 5564 Wilson Mills Road 5603 Wilson Mills Road 6135 Wilson Mills Road 6151 Wilson Mills Road 6255 Wilson Mills Road Alpha Drive
Food Service
Other Convenience Goods
Convenience Services
Floor Area 39,200 3,960 2,112 18,620 1,800 1,020 780 1,920 1,632 2,016 5,305 5,320 1,920 3,432 1,680 1,680 1,500 1,080 1,080 1,920 1,536 75,000 36,260 1,840 1,740 6,212 55,000 1,784 10,500 1,500 9,000 2,400 160,240 1,250 2,400 1,600 1,791 1,767 2,010 4,200 2,500 1,440 1,800 1,344 56,240 6,052 13,854 3,047 3,116 5,660 11,880 3,588 3,000 34,713 2,849 37,436
Floor Area Total 39,200 6,072
33,093
5,352
8,796
Department Stores Clothing & Shoes
75,000 36,260
Other Shopping Goods
64,736
Furniture
173,140
Used Auto Sales
1,250
Gas Station
7,168
Training Schools Business Services Existing Vacant
2,500 1,440 57,584
Local Offices
81,707
Regional Offices
37,436
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Prepared for the City of Highland Heights
Category
Name of Business Light Industrial Aluminum Siding Header Construction MIR Productions O'Brien & Alloc., Inc. Cleveland Crystals, Inc. DBF Enterprises Hexter & Associates, Inc. Forry, Inc. Precipitator Engineering Repro Graphics, Inc. Control Lighting Services, Inc. Great Lakes General Agency Lenders Service, Inc. SRX Phar. Specialists Emeral Medical Billing Excel Training Radiologist Professionals US Asia Instruments Allen Bradley Allen Bradley Royal CPP Industries American Rubber Products TW Bennington Building Roadway Packaging Systems Allen Bradley Jet, Inc. Gateway Mgtch. Corp. Cole National Corp. US Trans. FAA Tower Comtel Instruments Masco Mach., Inc. Shore Metal Treating Picker Int'l. Mnr. Div. Skidmore Gear Company UPS The Whitey Company Swagelok Falon Company Nerts, Inc. Picker Kerek Industries SG Morros Company NAMCO Anchor Industries Office
Address
Floor Area
Floor Area Total
Alpha Park West
672 Alpha Drive 672 Alpha Drive 672 Alpha Drive 672 Alpha Drive 680 Alpha Drive 684 Alpha Drive 686 Alpha Drive 690 Alpha Drive 690 Alpha Drive 51,175 673 Alpha Drive 673 Alpha Drive 673 Alpha Drive 673 Alpha Drive 673 Alpha Drive 675 Alpha Drive 675 Alpha Drive 675 Alpha Drive 675 Alpha Drive 624 Alpha drive 625 Alpha Drive 650 Alpha Drive 672 Alpha Drive 692 Alpha Drive 706 Alpha Drive 734 Alpha Drive 747 Alpha Drive 750 Alpha Drive 5300 Avion Park Drive 5340 Avion Park Drive 5375 Avion park Drive 5387 Avion Park Drive 5405 Avion Park Drive 5475 Avion Park Drive 5500 Avion Park Drive 5507 Avion Park Drive Bishop Road 318 Bishop Road 328 Bishop Road 348 Bishop Road 358 Bishop Road 595 Miner Road 685 Miner Road 699 Miner Road 5335 Avion Park Drive 707 Miner Road 749 Miner Road 279,702 43,658 77,059 68,934 94,867 57,835 16,884 38,285 144,180 141,178 60,426 120,315 26,132 10,888 63,640 23,609 51,468 42,000
Alpha Park West Total
Alpha Park
Alpha Park Total
1,995,460
20,000 400,000 21,624 13,081 80,000 34,320 14,200 2,626,194
Grand Total
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Cuyahoga County Planning Commission
City of Highland Heights
Chapter Four Public Facility and Infrastructure Analysis
Prepared for the City of Highland Heights
A September 1994 Highland Heights Services Questionnaire and a November 1994 Strategic Master Plan Steering Committee priority ranking of strengths and challenges facing the City indicate the need to maintain quality City services in order to preserve a high quality of life. Maintaining City infrastructure is a considerable financial investment and one that should be carefully planned. This inventory and assessment should provide a basis of information on which to make future civic investment decisions. This Chapter will include an analysis of the condition of City buildings, the needs of City departments, the condition of water and sewer systems, and the condition of major and local roads. The recommended lists of improvements should be ideally spread out over the 1996-2005 decade.
CITY BUILDINGS INVENTORY
City Hall
Built in 1984, the City Hall houses all City departments. City departments currently have sufficient space to carry out their functions. In addition, the space should be adequate in order to continue providing high quality service to the City’s growing population. Continued monitoring of problems and maintenance activities are required to address such routine concerns as leaks and cracking walls. Ensuring accessibility for all residents will require alterations to the front door of City Hall and the Community Center. In addition, the restrooms will require updating to meet Americans with Disability Act requirements. As inventoried below, the Service Department and Jail are also in need of improvements.
CITY DEPARTMENT INVENTORY
Fire Department
The Fire Station, located in the City Hall Complex, should be sufficient to serve the needs of the City in the foreseeable future. Fire Chief Edward Bencin has indicated that when the Station was constructed, there was enough space allocated to house up to nine persons per shift. Currently, there are four persons per shift. Chief Bencin stated that in his opinion, it is important to expand the Fire Department staff to coincide with the continued growth in population and housing units. Other City officials have noted that the City is in need of more certified paramedics within the Fire Department staff. Chief Bencin also noted the importance of “grounding” the building to avoid problems with lightning, which renders the phone and electrical service unusable. Table 4-1 lists short term investments in equipment for the Fire Department facilities and equipment.
Police Department
Table 4-2 lists needed investments in the Police Department facilities and equipment.
Service Department
Table 4-3 lists needed improvements for facilities and equipment for the Service Department. Service Director Joseph Morscher also notes that in addition to the noted building expansion for salt storage, more storage space for equipment and vehicles is necessary.
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Table 4-1, Fire Department, Capital Improvement Needs
Activity Replace 1977 Sutphen Pumper Replace 1985 road rescue ambulance Air evacuation system Inclusion into computer aided dispatch Replace 1987 Chevy pickup truck Replace dayroom furniture Replace 8 garage doors eplace 1991 Ford Crown Victoria Replace 1990 road rescue ambulance Replace pumper TOTAL
Estimated Cost $275,000 $95,000 $26,000 $15,000 $20,000 $6,000 $18,000 $20,000 $95,000 $275,000 $845,000
Table 4-2, Police Department, Capital Improvement Needs
Activity CAD System and computer upgrade Jail facility - ADA Requirements Phase I Jail facility - ADA Requirements Phase II Jail facility - audio and video monitor 6 bulletproof vests 2 hand-held radar units Replace mobile radi unt Police office equipment Annual police cruiser purchase (6 years @ $36,000 each year) TOTAL
Estimated Cost $20,000 $25,000 $25,000 $3,000 $4,500 $3,000 $4,000 $10,000 $216,000 $310,500
Table 4-3, Service Department, Capital Improvement Needs
Activity Truck plow salt spreader 4-wheel drive front end loader Sidewalk plow Storage addition Truck plow and salt spreader Truck plow and salt spreader Truck plow and salt spreader Vac All (½ interest) TOTAL
Estimated Cost $70,000 $100,000 $50,000 $50,000 $70,000 $70,000 $70,000 $90,000 $570,000
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Recreation
The need to continually improve and upgrade the recreation facilities in the City is important in maintaining a high quality of life for residents. These improvements range from repair or replacement of existing facilities to the purchase of additional park land. Investments in the recreational facilities should not be neglected and should be planned for within the framework of all needed investments in capital improvements. Recommended improvements in recreation facilities are listed in Table 4-4.
Infrastructure Inventory
An inventory of the location and condition of City infrastructure is important for an overall understanding of the quality of infrastructure and subsequently, an idea of what future investments will have to be made.
Water Service
The City of Highland Heights is served with water by the City of Cleveland Water Department. All areas of the City are served by centralized water service, although City Engineer Stephen Hovanscek is of the opinion that there may be some homes still taking water from wells. Mr. Hovanscek has outlined several water service related projects that will be necessary in the near future. Table 4-5 lists these projects.
Storm Sewers
Currently, according to the City Engineer, storm drainage problems are being addressed. A flooding problem in the north Miner Road area has been addressed through the design of the Aberdeen Detention area in Residential Area “J”. Mr. Hovanscek has also indicated storm sewer projects that will need to be completed in the near future to maintain adequate storm drainage in the City. These projects are listed in Table 4-6.
Sanitary Sewers
As shown on Map 4-1, a majority of the City is served with centralized sanitary sewer service. However, there are several streets currently not served with sanitary sewer service: Highland Road, Lander Road, parts of Bishop and Miner Roads and Esther, Roy, and Renee Drives being the most notable. Septic systems being used in these areas discharge into roadside ditches mainly along Highland Road and Bishop Road, as well as some secondary streets and into storm sewers. According to the OEPA and the County Board of Health, septic systems are to be phased out eventually in Highland Heights, although there is no current timeline as to when this will occur. Individual communities decide whether or not to completely eliminate septic systems. The only governing principle to this is found in the Ohio Revised Code Section 6117.51, which requires all homes with foundations within 200 feet of a sewer line to be served by a sewer connection; otherwise, the owner may maintain a septic system as long as it passes inspection. The North County Line Trunk Sewer is currently under construction and will serve areas of Highland Heights and Mayfield Village. These areas, also shown on Map 4-1, have historically been served by a patchwork of septic systems and a network of smaller sanitary sewer-
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Table 4-4, Recreation Department, Capital Improvement Needs
Activity Park improvements (parking reconfiguration, relocate prschool play area, upgrade lighting) Park improvements (new pool) Park improvements (fill in old pool, convert bathhouse) Park improvements (Senior Citizens Center, bocci, shuffleboard) Refurbish community buildings Install local access network Install new telephone system TOTAL
Estimated Cost $500,000 $1,000,000 $500,000 $500,000 $250,000 $25,000 $35,000 $2,810,000
Table 4-5, Water System, Capital Improvements
Activity Millridge (Millridge School to Wilson Mills Road) Belwood Watermain cleaning and lining projects TOTAL
Estimated Cost $240,000 $250,000 $100,000 $590,000
Table 4-6, Storm Drainage Systems
Activity Estimated annual improvement expenditure (6 years @ $25,000 per year) Stream cleaning (Hawthorn subdivision to south basin) Stream cleaning (detention basin at Highland Gates north to south basin) Stream cleaning (Wilson Mills north, stream east of Franklin to storm culvert south of Kenbridge) Ford Road detention Franlin/Cheriton sewer relief Millridge storm sewer Cranbrook storm sewer TOTAL
Estimated Cost $150,000 $39,000 $44,100 $39,000 $50,000 $500,000 $200,000 $150,000 $1,172,100
February, 1996
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Map 4-1, Centralized Sanitary Sewer Service
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Cuyahoga County Planning Commission
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age systems. According to the former Cuyahoga County Sanitary Engineer James A. Brueggeman, many of the septic systems are not functioning correctly. The replacement of the outdated septic systems with sanitary sewers will eliminate the discharge of polluted wastewater into open waterways and eliminate offensive odors. As shown on Table 4-7, City Engineer Stephen Hovanscek has outlined several sanitary sewer projects required to extend sanitary sewer service. Estimated costs listed are the City’s portion of the total project costs.
Roads
The age of local roads generally coincides with the age of homes they serve. As noted in the Demographics Chapter, approximately 50% of the homes in Highland Heights were built between 1950 and 1969. Therefore, a major portion of the subdivision roads built to service these homes are also 35-45 years old. City Engineer Stephen Hovanscek has listed several road improvement projects required to maintain services. Table 4-8 and Table 4-9 list the road improvement projects needed for Major Roads and County Roads and Local Roads respectively.
Table 4-7, Sanitary Sewer System, Capital Improvement Needs
Activity North County trunk sewer (Bishop to City Limits) Highland Road sanitary sewer (H-3 shaft to Pinehurst) Highland Road sanitary sewer (Pinehurst to I-271) Bishop Road sanitary sewer Miner Road sanitary sewer Esther Road sanitary sewer Roy Road sanitary sewer Renee Road sanitary sewer Lander Road (extension) sanitary sewer Woodside Road sanitary sewer Strumbly Road sanitary sewer Ransome Road sanitary sewer Colony/Eastlawn sewer extension sanitary sewer TOTAL
Estimated Cost $220,000 $140,000 $140,000 $140,000 $160,000 $25,000 $20,000 $25,000 $40,000 $20,000 $45,000 $25,000 $100,000 $1,100,000
Table 4-8, Major Roads and Country Roads, Capital Improvement Needs
Activity Lander Road intersection widening (50/50 split-City Engineer) Miner Road intersection widening (100% City calculated) Median modificaion Wilson Mills Road Additional lane - Wilson Mills (north) I-271 ramp to Alpha Additional lane under I-271 I-271 interchange modification TOTAL
Estimated Cost $240,000 $105,000 $25,000 $125,000 $125,000 $150,000 $770,000
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Table 4-9, Local Roads - Repaving Projects, Capital Improvement Needs
Activity Lynford Circle Radford West Mill Alpha (not including extension) Belwood Barkston Colony/Eastlawn sewer extension sanitary sewer Gloucester Oakview Romford Williamsburg Sturbridge Rutland Jefferson Franklin Davidson Travis Whitefod Esther Renee Roy Kennelwood Locklie Millridge Ransome Strumbly Lander Extension Woodside TOTAL
Estimated Cost $82,748 $357,096 $526,775 $795,548 $724,838 $415,356 $733,201 $123,552 $343,411 $233,925 $309,640 $73,307 $72,357 $124,027 $644,624 $577,969 $108,852 $81,677 $292,089 $294,511 $249,511 $16,746 $82,475 $35,887 $314,772 $549,964 $571,253 $360,011 $9,096,122
CONCLUSION
Given the cost and complexity of the improvements necessary to ensure continued high quality service to Highland Heights residents and businesses, it is imperative to devise a prioritized capital budget to address the required improvements listed in this chapter. Capital improvements planning is utilized in many communities for short term (5-6 years) planning improvements for infrastructure and community facilities. A Capital Improvements Plan is a multi-year schedule of public physical improvements. The Master Plan Committee recommends that the City adopt such a spending strategy for improvements to the City’s infrastructure and facilities.
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Cuyahoga County Planning Commission
City of Highland Heights
Chapter Five Focus Area Analysis
Prepared for the City of Highland Heights
To begin the process of determining the direction the City should take in the formation of a final land use development plan, the Master Plan Committee analyzed alternative development patterns and their impacts. Several geographic areas, as shown on Map 5-1, were delineated as places with development or redevelopment potential. These areas, known as “focus areas”, were studied in detail by the Master Plan Committee to determine the positive and negative impacts of alternative land uses. Projections were made regarding the probable outcomes of development options to offer a basis for future land use decisions. This analysis included investigating how a change or increase in intensity of land use might affect traffic patterns, tax revenues, property values, and land use compatibility. The methodology used in developing these impact analyses can be found in Appendix B. Also reviewed are two overall focus areas, or areas of concern which encompass the City as a whole. In addition to studying the impacts of alternative land uses for specific Focus Areas, the addition of a zoning category to be designated “Senior Citizen” was discussed. The establishment of a “Senior Citizen Distict” would allow the development of dwelling facilities for persons of retirement age and older. These dwelling facilities could include nursing homes and assisted living centers. It was determined that this was not a desired zoning classification for the City at this time.
NORTH BISHOP ROAD: FOCUS AREAS A, B AND J
The contiguous Focus Areas “A”, “B” and “J” are combined to form the North Bishop Road Focus Area, as shown on Map 5-2. Approximately 65 acres make up this area on the east side of Bishop Road, just south of Lake County. There are a variety of conforming and nonconforming uses within the currently U-1 single-family-zoned area. The mixed use nature of this residentially-zoned area and its proximity to the Cuyahoga County Airport warrants a study of the current, proposed, and potential land uses. Focus Area “A” contains a mix of residential and commercial uses as well as vacant land. Focus Area “B” encompasses the Highland Heights portion of the proposed Saxon Acres subdivision, part of which is located in Willoughby Hills. Currently, this land is vacant. The section of this Focus Area identified on the map as “J” is the Highland Heights portion of the Airport Greens Golf Course. Approximately two acres of land on the northwest corner of area “J” lies within the Airport’s Runway Protection Zone and was not considered in this analysis because little, if any of the land, could be developed for any future use due to Federal Aviation Administration restrictions. The land within this Focus Area is located very near the Cuyahoga County Airport and any development that would occur here should take into account the noise that is created by normal airport operations. The fact that these parcels of land front on Bishop Road, which has an interchange with Interstate 90 approximately 1.5 miles to the north in Willoughby Hills and the proximity of P-C-M zoned parcels to the south and west warrants an impact analysis of the potential for P-C-M zoning. The impacts of this use were studied in detail and compared to those of residential development. The results of this analysis are shown on the following tables. As shown on Table 5-1, residential development of Area “A” would have limited compatibility with surrounding land uses. Also, airport noise could have a detrimental impact on fur-
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Cuyahoga County Planning Commission
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Map 5-1, Focus Areas
February, 1996
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Map 5-2, Focus Area Location Map, North Bishop Road
ther residential development. The airport runway and existing P-C-M development are situated directly across Bishop Road. P-C-M development is planned to the south of this parcel.
Table 5-1, Impact Analysis, Focus Area A
Proposed Residential Development Acres Surrounding Land Use Compatibility SF Units/Floor Area Residents/Employees School Age Children Vehicle Trip Generated Daily Sewage Flow (Gallons/Day) Municipality Property Tax Income Tax Total School District Property Tax $2,804 $0 $2,804 $39,197 20.2 Limited Compatibility 32 93 22 306 12,800 Tax Revenue (Annual)
Proposed PCM Development 20.2 Compatible 351,964 Sq. Ft. 677 0 2,045 23,695
Proposed Commercial Development 20.2 Compatible 219,978 sq. ft. 400 0 8,946 43,995
$10,963 $323,479 $334,442 $143,227
$11,129 $62,044 $73,173 $155,540
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Cuyahoga County Planning Commission
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Commercial development would generate the most traffic of the three potential uses. P-C-M development generates less traffic than commercial land uses while also generating considerably more tax revenue. Sewage flow would be greatest with commercial development while P-C-M development generates approximately half the amount of sewage. The acreage in Area “B” is included in the development plan for the proposed, but not yet finalized, Saxon Acres subdivision. Development of these parcels as residential uses would be compatible with the Aberdeen Golf Course which would abut it on two sides, although future residential development on this parcel would also be affected by airport noise. As shown on Table 5-2, similar to the findings of the analysis for Area “A”, P-C-M development of this parcel would generate more daily traffic, sewage flow and expected tax revenue. It is unique in that the parcels in this area have no direct access to any public roads within Highland Heights. The impact of airport noise on P-C-M development would be far less than on residential development. In addition, access problems may be eased if area “A” was developed as P-C-M while also providing access to Bishop Road to Area “B”.
Table 5-2, Impact Analysis, Focus Area B
Proposed Residential Development Acres Surrounding Land Use Compatibility SF Units/Floor Area Residents/Employees School Age Children Vehicle Trip Generated Daily Sewage Flow (Gallons/Day) Municipality Property Tax Income Tax Total School District Property Tax $2,278 $0 $2,278 $31,848 16.3 Moderate Compatibility 26 75 18 248 10,400 Tax Revenue (Annual)
Proposed PCM Development 16.3 Moderate Compatibility 284,011 sq. ft. 451 0 1,362 15,785
$8,846 $215,493 $224,339 $123,628
Area “J” is currently the location of the Airport Greens Golf Course. Cuyahoga County purchased this land as part of the Airport’s land acquisition program of areas contiguous to the clear and approach zone. The Airport Greens Golf course is popular with local golfers and the County intends to continue the golf course operation. However, if at some future date, the County determined that further development of this site would be possible, P-C-M development would be the most appropriate use. As shown on Table 5-3, while residential development would have limited compatibility with surrounding land uses, P-C-M development would be highly compatible. Again, while projected daily traffic and sewage flow would be greater with P-C-M development, expected tax revenues would also be greater.
Recommendation
The Master Plan Committee recommends that the entire North Bishop Road Focus Area be rezoned to P-C-M. This change in zoning would create a minimal conflict among future land uses and create a beneficial increase in the City’s tax revenue. Increased traffic from P-C-M
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Table 5-3, Impact Analysis, Focus Area J
Proposed Residential Development Acres Surrounding Land Use Compatibility SF Units/Floor Area Residents/Employees School Age Children Vehicle Trip Generated Daily Sewage Flow (Gallons/Day) Municipality Property Tax Income Tax Total School District Property Tax $3,944 $0 $3,944 $55,120 28.5 Limied Compatibiity 45 130 31 429 18,000 Tax Revenue (Annual)
Proposed PCM Development 28.5 Compatible 496,584 sq. ft. 903 0 2,727 31,605
$13,655 $431,464 $445,119 $190,969
development would need to be managed by coordinating with the City of Willoughby Hills and the Lake County Engineer to make improvements to Bishop Road.
AIRPORT / CURTIS-WRIGHT PARCEL: FOCUS AREA C
The area shown on Map 5-3 was considered for study because it is indicated on the City’s official zoning map as U-1 single-family residential. City Engineer Stephen Hovancsek has researched this issue and found that Ordinance 22-1964 changed the zoning of this parcel to P-C-M.
Recommendation
The City’s official zoning map should be changed to reflect the correct zoning for this parcel of land as P-C-M.
AIRPORT PROPERTY: FOCUS AREA D
As shown on Map 5-4, Focus Area “D” was also considered as an area for study because of its portrayal on the City’s official zoning map as U-1 single- family residential. The City Engineer researched this issue and found that Ordinance 22-1964 also changed the zoning of this parcel to P-C-M.
Recommendation
The City’s official zoning map should be changed to reflect the correct zoning for this parcel of land as P-C-M.
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Cuyahoga County Planning Commission
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Map 5-3, Location Map, Focus Area C
Map 5-4, Location Map, Focus Area D
February, 1996
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CRAWFORD FITTINGS SITE: FOCUS AREA E
Acreage on the northwest corner of Avion Park Drive and Bishop Road constitutes Focus Area “E”, also known as the Crawford Fittings site, as shown on Map 5-5. There is currently limited residential development on the site. At the outset of this analysis, the land was zoned U-1, single-family. The owners of the area, Crawford Fittings, wish to develop the land for light industry. The Master Plan Committee recognized the proximity of this area to the County Airport and various light industrial uses, as well as the inappropriateness of residential development so close to the airport.
Recommendation
This parcel should be rezoned to P-C-M. The Committee supported the May 2, 1995 ballot issue requesting the rezoning of the area to P-C-M. The issue passed.
BISHOP / HIGHLAND ROAD INTERSECTION: FOCUS AREA F
Initially, discussion of Focus Area “F” only included two parcels which have recently been combined into one 1.2 acre parcel just northeast of the Highland and Bishop Roads intersection. Subsequently, this Focus Area was expanded to include the area encompassing the intersection as a whole as shown on Map 5-6. At issue is the current mix of zoning categories. Current land use and zoning is shown in Table 5-4.
Table 5-4, Review of Focus Area F
Study Area
General Location
Existing Land Use NW corner - single-family residential SW corner - Restaurant/coffee house
Current Zoning U-1 Single-Family MS (Motor Service) and GB (General Business) MS (Motor Service) and LB (Local Business), U1 Single-Family LB (Local Business)
F
Intersection of Bishop and Highland Roads
NE corner - auto sales, lawn care, repair shop, single-family SE corner - delicatessen, vacant tavern, landscaping business
Recommendation
The extension of commercial activity to the 1.2 acre parcel could help provide added services to new residents moving into the Aberdeen development. The commercial uses should be limited to those that provide services to the immediate area; therefore, the zoning should be Local Business. With the exception of the single-family area in the Northwest quadrant, Council should consder changing the zoning at this intersection to Local Business. This would bring consistency of zoning to the existing commercial area as well as establish this area as a location for commercial businesses to serve the needs of local residents.
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Cuyahoga County Planning Commission
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Map 5-5, Location Map, Focus Area E
Map 5-6, Location Map, Focus Area F
February, 1996
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BISHOP / WILSON MILLS INTERSECTION: FOCUS AREA G
As shown on Map 5-7, the commercial area surrounding the intersection of Bishop and Wilson Mills Roads encompasses the area reviewed as Focus Area “G”. The area was given consideration in order to review the validity of all of the commercial zoning districts currently in place. As shown on Table 5-5, there are currently four commercial zoning districts in this area.
Table 5-5, Review of Focus Area G
Study Area
General Location
Existing Land Use NW corner - service station, retail strip center
Current Zoning LB (Local Business) OB (Office Building) GB (General Business) and MS (Motor Service) LB (Local Business)
G
Intersection of Bishop and Wilson Mills Roads
SW corner - offices 3 office buildings (one is vacant) NE corner - service station, retail strip centers, single-family house that has been converted into an office SE corner - Ctalano's Stop-n-Shop
This area serves the needs of local residents and, therefore, the General Business classification does not appear to be appropriate. The service station on the northwest corner should be in a district which has zoning regulations that more closely fit established current use.
Recommendation
The Committee has given consideration to the current zoning as well as to existing uses. It is recommended that the Council consider the following zoning alterations for two of the corners: Northwest Corner - change the service station’s parcel to the Motor Service classification; Northeast Corner - change the General Business parcels to Local Business. This new arrangement would be more consistent with current development and, similarly, to Focus Area “F”, establish this intersection as an area to provide for the needs of local residents.
MINER ROAD RESIDENTIAL PARCELS: FOCUS AREA H
Focus Area “H”, as shown on Map 5-8, is comprised of five parcels on the east side of Miner Road, just north of the intersection at Wilson Mills Road. Each lot is occupied by a single-family residential unit, in accordance with its U-1 single-family zoning. Commercial or light industrial land uses surround the area to the north, east and south. Single-family homes are located across Miner Road to the west. Due to this variety of uses, consideration was given to amendment of the zoning map for this area. As shown on Table 5-6, conversion of these parcels to a commercial or office use would bring added tax revenue to the City and also additional traffic to an already busy Miner-Wilson Mills Roads intersection. The development of these parcels as general commercial or office could have a detrimental impact on the residential parcels on the opposite side of Miner Road due to increased noise, traffic, litter and loss of privacy.
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Cuyahoga County Planning Commission
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Map 5-7, Location Map, Focus Area G
Map 5-8, Location Map, Focus Area H
February, 1996
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Table 5-6, Impact Analysis, Commercial/Office for Area H
Existing Single-Family Acres Surrounding Land Use Compatibility SF Units/Floor Area Residents/Employees School Age Children Vehicle Trip Generated Daily Sewage Flow (Gallons/Day) Municipality Property Tax Income Tax Total School District Property Tax $355 $0 $355 $9,838 4.9 Moderate Compatibility 5 14 3 47 2,000 Tax Revenue (Annual)
Proposed Commercial 4.9 Limited Compatibility 53,361 sq. ft. 97 0 2,170 10,672
Proposed Office (PCM) 4.9 Limited Compatibility 170,754 sq. ft. 560 0 2,560 11,200
$2,697 $15,045 $17,742 $37,719
$10,363 $208,074 $218,437 $144,835
Creating a new allowable use, Residential Professional Office, was also considered by the Master Plan Committee for its appropriateness in this area. Residential Professional Office, or RPO, is considered a “transitional zone” and would allow the continued existence of single-family homes and also the establishment of home professional offices and home occupations. Signage, parking and traffic generation would be controlled.
Recommendation
Protection of nearby single-family residences from further encroachment of any type of commercial or office development is paramount. The Committee felt that the negative impacts created by any type of commercial or office development is too high a price to pay for a diminished quality of life for nearby single-family homes. Therefore, the Committee recommends these parcels remain at this time as U-1 single- family.
AVION PARK / BISHOP ROAD: FOCUS AREA I
The 11.7 acre tract at the southwest corner of Bishop Road and Avion Park Drive comprises Focus Area “I”, as shown on Map 5-9. The current residential land use complies with the zoning, which is U-1, single-family. The area is surrounded by light industry to its north and west, single-family to the south, and the proposed residential Aberdeen development to the east. The fact that this area is surrounded by a number of dissimilar zoning categories and land uses, as well as the fact that some current land owners have been interested in rezoning their parcel to P-C-M, has provoked a discussion as to whether or not these parcels should remain residential.
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Cuyahoga County Planning Commission
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Map 5-9, Location Map, Focus Area I
Table 5-7, Impact Analysis, Focus Area I
Existing Single-Family Acres Surrounding Land Use Compatibility SF Units/Floor Area Residents/Employees School Age Children Vehicle Trip Generated Daily Sewage Flow (Gallons/Day) Municipality Property Tax Income Tax Total School District Property Tax $486 $0 $486 $13,527 11.7 Moderate Compatibility 6 17 4 57 2,400 Tax Revenue (Annual)
Proposed PCM 11.7 Limited Compatibility 203,860 sq. ft. 440 1,328 15,400
$6,809 $210,237 $217,046 $95,161
As shown in Table 5-7, an analysis of the impacts of P-C-M development and the current single-family development was completed. Development of P-C-M would create considerable tax revenue along with vehicle trips per day.
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While Residential Professional Office was also considered as a part of this analysis, the Committee felt that the expansion of any type of office development was not appropriate at this time.
Recommendation
The Master Plan Steering Committee has decided there should be no change at this time in zoning for this Focus Area. Rezoning these parcels for light industrial or transitional uses could have a detrimental impact on the residential areas to the south and east. The Committee felt that plans for a portion of the Aberdeen Golf Course to be directly across Bishop Road from these parcels will support and enhance the continued existence of single- family residential development on this site.
WILSON MILLS BETWEEN LANDER AND MINER ROADS: FOCUS AREA K
Focus Area K is approximately eighteen acres and located along Wilson Mills Road between Lander and Miner Roads. There are twenty residentially-zoned and occupied parcels in this focus area. Currently, a commercial land developer is interested in assembling these parcels and pursuing a rezoning to commercial uses. At issue is the conversion of these parcels to a general commercial use. Using the land use development guidelines for General Business, a development scenario was designed for this study and is shown in Map 5-11. Table 5-8 illustrates a detailed impact analysis which compares the existing residential land use and a large scale commercial land use.
Table 5-8, Impact Analysis: Focus Area K,
Existing Single-Family Acres Surrounding Land Use Compatibility SF Units/Floor Area Residents/Employees School Age Children Vehicle Trip Generated Daily Sewage Flow (Gallons/Day) Municipality Property Tax Income Tax Total School District Property Tax Public Expenditures Municipality $1,387 $0 $1,387 $19,390 $36,000 18.04 Compatible 20 58 14 191 8,000 Tax Revenue (Annual)
Proposed Commercial 18.04 Limited Compatibility 196,455 sq. ft. 35 0 7,991 48,790 GPD
$30,514 $55,375 $85,889 $426,437 $41,636*
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Cuyahoga County Planning Commission
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Map 5-11, Development Scenario
February, 1996
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If this site were used to its full potential, a commercial structure with just under 200,000 square feet could be built on the eighteen acres. While this large commercial development generates considerable tax revenue, it also brings with it many difficult concerns, such as the almost 8,000 additional vehicle trips per day to and from the center, the sixfold increase in daily sewage flow, and the effects intensive development of this site could have on storm water management. The Committee felt that it was crucial to assess whether or not a commercial development of this size would have a detrimental impact on the character of this area and the City as a whole. An analysis of this type is considered an analysis of the social impact of a proposed development. For the purposes of this report, the term social impact is defined as: An assessment to convey the meaning which residents in the affected area, individually and collectively, find or fail to find in the proposed development: such meaning is to be found in the social problems, dilemmas, hopes, confusions, anxieties, interests and needs which the prospective development creates in and among locals. The Master Plan Committee expressed reservations about the addition of a commercial development of this size to the City. Issues expressed by the committee in reaction to a large scale commercial development proposal for this site include: ü Erosion of civic image and identity; Highland Heights is first and foremost a community of homes; continued large scale expansion of commercial land uses threatens this identity. ü Value conflict between commercial land owners and residential land owners; values of privacy for residential versus need for publicity for commercial land owners. ü With increased traffic levels come concerns for the safety of children attending Mayfield High School and the Cuyahoga County Regional Library and the decreased ease of mobility for residents and existing businesses. Please see Appendix G for Wilson Mills Corridor traffic studies. ü Increased social problems: increased crime - shoplifting, increased need for emergency services, and significant increases in traffic and accompanying increases in traffic violations. ü Higher overall activity levels in area and the impact on residents in terms of higher anxiety and stress levels. The Committee felt that the well-being of Highland Heights residents is at risk with continued significant increases in commercial land uses. Well-being is determined by how well a person’s needs are being satisfied, or, perceived to be satisfied. Lawrence Q. Newton of the Center for Urban Policy Research at Rutgers University stated: A new land development represents a significant change in the type and intensity of use on a parcel of land. This land use change introduces new people and resources to the area where the development is located. At the same time, it displaces some of the existing people and resources. These changes in people and resources are the environmental
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impacts of the development. Since individuals have needs, which they satisfy by using the resources at their disposal, and their well-being is determined by the extent to which their needs are being satisfied or perceived to be satisfied, these environmental changes imply a change in the extent to which individuals’ needs are being satisfied or perceived to be satisfied. In other words, land development gives rise to a change in well being. E.S. Pattison in “The Key to the Ecological Unknown” stated that “Any assessment of environmental impact - to be meaningful - must necessarily be built upon assumptions as to public attitudes, as well as on technical findings. So, interpreting large scale commercial development on this site as an environmental impact, the social impact of a proposed development must also be considered when looking to determine the future land uses of the City.”
Recommendation
As shown on Map 5-12, the general merchandise needs of the City’s current population is well served by no less than thirteen major retail centers in the immediate area. Smaller commercial areas are also dispersed throughout the same area. Therefore, given this fact and the concerns noted above, the Master Plan Committee recommends that this area remain single-family residential.
STREET TREES
Preservation of the residential character of the City’s major arterial roads is of primary concern. With the recent increases in traffic throughout the City, and the forecasted increases due to the expansion of the City’s tax base by growth in light industrial development, preservation of these properties as comfortable and viable for residential uses is critical. Enhancing the City’s current civic identity is also of concern. Finding a way to distinguish Highland Heights from surrounding communities in a way to boost the City’s image as a community of high quality is important.
Recommendation
The Master Plan Committee has proposed the addition of street trees along Highland, Wilson Mills, Bishop and Miner Roads. Map 5-13 illustrates the suggested street tree planting scheme. It is expected that street trees will help buffer homes from the impacts of traffic as well as unify and beautify the streetscape. Research into the most appropriate street tree type is critical to ensuring the trees’ survival in harsh roadway conditions. Each tree must be carefully located among driveways, light poles, signs and other right-of-way elements so as not to obstruct motorists’ views. The City should establish a Tree Commission to become eligible to compete for available funding to plant and maintain street trees.
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Map 5-12, Regional Shopping Centers
The City should establish a Tree Commission to become eligible to compete for available funding to plant and maintain street trees.
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Map 5-13, Street Tree Locations
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PROPERTY MAINTENANCE
Recommendations made for individual focus areas are a means to encourage effective land use decisions for prospective development to further the City’s development goals and enhance the City’s character. Another element in enhancing the character of a community is to ensure the upkeep of existing homes and businesses. As reported in the Demographics Chapter, half of the City’s housing is 35 to 45 years old. Taking preventative measures to ensure the continued upkeep of individual homes and therefore whole neighborhoods is critical to maintaining overall property values. The City’s local commercial structures are also aging. These commercial structures are located on the City’s major roads and contribute to the overall City image. Proper maintenance of these buildings will ensure that property values in and around the City’s commercial areas are maintained. Highland Heights Building Code Chapter 1327 authorizes the Building Department to “make whatever inspection it deems necessary and proper to determine that all residential property owners are in compliance...” The Code does not go into great detail, however, about what specific standards are to be followed and enforced in the inspection process.
Recommendation
The Master Plan Committee recommends that the City undertake a detailed analysis of the current building maintenance codes. The City should strengthen these codes to provide a detailed account of the purpose of the chapter as well as specific policies to be followed.
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City of Highland Heights
Chapter Six Final Development Plan
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The Final Development plan reflects the culmination of recommendations made by the Master Plan Committee on the desired development alternatives for each Focus Area. Decisions made attempt to balance the advantages and disadvantages of each development alternative, with the knowledge that proper development of the physical environment should promote the social and economic goals of the City. Overall goals for the future of the City of Highland Heights are defined as follows: Goal 1: Goal 2: Maintain the City’s residential character. Carefully plan investments in community infrastructure in order to sustain property values, preserve stable neighborhoods and maintain a high quality of municipal services. Protect residential development on major arterial roads from the encroachment of commercial development. Promote an overall pattern of land use compatibility. Continue to invest in the acquisition of recreation land and in improvements to existing recreation areas for the benefit of all Highland Heights residents. Provide for the continued upkeep and exterior maintenance of the City’s residential and commercial buildings. Improve the overall appearance of the City’s commercial areas. Preserve and promote convenient neighborhood shopping facilities to serve the needs of local residents. Maintain open lines of communication between the City and existing businesses in order to support their needs and their ability to continue to operate in the City. Maintain a competitive tax structure. Provide for the growth of light industrial development. Continue to diversify the industrial tax base to ensure stability of employment income generation in cyclical economic times. Work with RTA on improving bus service to enhance the ability of workers to access Highland Height’s employment centers, thus reducing traffic and managing congestion. Maintain open lines of communication with the Mayfield School District in order to facilitate the continued high quality educational opportunities offered to the children of Highland Heights.
Goal 3: Goal 4: Goal 5: Goal 6: Goal 7: Goal 8: Goal 9:
Goal 10: Goal 11: Goal 12: Goal 13:
Goal 14:
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Table 6-1, Table of Recommendations
6-1 6-2 6-3 6-4 6-5
Focus Area North Bishop Road Airport/Curtis Wright parcel Airport Property Crawford Fittings Bishop/Highland Roads Intersection BishopWilson Mills Roads Intersection Miner Road Residential Parcels Avion Park/Bishop Road Wilson Mills between Lander and Miner Roads Street Trees Property Maintenance
Indentifier A, B, J C D E F
Recommendation Rezone the area to P-C-M* Change official zone map to reflect curent P-C-M zoning Change official zone map to reflect curent P-C-M zoning Rezone the area to P-C-M (area was rezoned May 2, 1995) Rezone the U-1 Single-Family parcel in Northeast Quadrant to Local Business (LB). Rezone General Business (GB) to Local Business (LB) Rezone northeast corner from GB to LB. Rezone northwest corner from Local Business to Motor Service (MS) Area to remain U-1, Single-Family Area to remain U-1, Single-Family Area to remain U-1, Single-Family Plant street trees along portions of Highland, Bishop and Miner Roads and Wilson Mills Road Strengthen the Property Maintenance Codes
6-6 6-7 6-8 6-9 6-10 6-11
G H I K
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Map 6-1, Final Development Plan
Single-Family Residential Commercial Office Community Facilities Light Industrial Utilities Parks and Recreation Agriculture Recreation and Residential Street Tree Locations
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Chapter Seven Implementation
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This chapter of the Master Plan outlines specific actions that the City should take in order to implement the recommendations contained within the Plan. It is important to realize that in order for the recommendations of the Master Plan to become a reality, a diligent and coordinated effort by local officials will be necessary. This Chapter has been prepared in order for this effort to be carried out efficiently and effectively. A synopsis of the actions recommended to carry out the goals of the Master Plan are listed below. A description of these recommended actions follows this list.
RECOMMENDED ACTIONS
7-1 7-2 7-3 City Council should formally adopt the Strategic Master Plan as the official guide for the future of the City. The City should pursue the parcel rezonings recommended in this plan. The City should work with Willoughby Hills and Lake County to make improvements to Bishop Road between the City of Highland Heights and I-90 to ensure traffic flow to support increasing P-C-M development. City Council should establish a Master Plan / Capital Improvements Committee to maintain and update the Master Plan as well as establish a Capital Improvements Plan. The City should provide for funding of capital improvements. The City should embark upon a street tree planting project. The City should strengthen the City’s property maintenance codes. The Planning and Zoning Subcommittee of the Master Plan Committee has been reviewing the Zoning Code in order to prepare recommendations for potential amendments to the Code. This Subcommittee should complete its review of the Zoning Code and make recommendations to the City Council regarding amendments to the Zoning Code.
7-4
7-5 7-6 7-7 7-8
FORMAL ADOPTION OF THE MASTER PLAN
The formal adoption of the Strategic Master Plan is paramount to the successful implementation of the policies set forth in the Plan. This formal adoption enables City Council, the Planning and Zoning Commission and the Board of Zoning Appeals to make decisions on civic matters on the basis of a clearly stated unified set of long range goals which have been carefully thought out and officially adopted. Thus, decisions on short-term issues can be made within the framework of adopted long-term goals for the City. Hence, the Master Plan will serve as a practical working guide for the City’s day-to-day operations.
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The Master Plan’s effectiveness depends on the extent to which it is seen, read, understood and respected. Therefore, distribution of the Master Plan to Council, the Planning and Zoning Commission, Board of Zoning Appeals, the City administration, and interested citizens is important. Steps to successfully adopting the Master Plan include the following: 1. A draft of the Master Plan should be distributed to all members of the Master Plan Committee, City Council, and made available to the Planningand Zoning Commission, Board of Zoning Appeals, City administration and interested citizens for a specific period of time for review, with comment due on a specified date. 2. Modifications to the Plan, recommended by the review and comments of local officials and citizens, should be evaluated by the Master Plan Committee. Agreed to changes should then become a part of the Plan. 3. Council should hold a Public Hearing to discuss the proposed Master Plan. 4. Subsequent to the Public Hearing, City Council should consider the plan for formal adoption, if necessary, with any modifications. The use of the Master Plan in day to day decisions to realize the goals for the plan is critical. It is in this exercise, or lack of it, that Master Plans succeed or fail. To be effective, a Master Plan must be considered in all physical development decisions made by the Planning Commission and City Council. The existence of an adopted Master Plan is without meaning or significance unless it is actually utilized by the governing decision makers. The types of specific physical development matters which require action during the normal course of city business can be divided into two categories: (1) those matters which are designed to carry out the Master Plan, thus giving it legislative authority; and (2) other matters which routinely require action and should be viewed in the context of the Master Plan. Generally, the first category includes matters requiring Council action, such as amendments to the zoning ordinance and/or zoning map necessary to effectuate the Master Plan, amendments to subdivision regulations, and the funding of capital improvement projects. The second type of physical development matters which routinely require action by the Planning and Zoning Commission and/or City Council are items such as routine rezoning cases, land-owner proposed use, permit and variance appeals, subdivision plans, park development plans, street improvement plans, traffic management and public building projects. These items constitute the day to day business of city government. The Master Plan provides a framework for specific actions within the context of a long range scheme for the future physical development of the community. Therefore, City leaders should consider the recommendations of the Master Plan before ruling on specific proposals.
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PERIODIC REVIEW OF THE MASTER PLAN
Although the Master Plan should be the basis for decision making and the aim for programs and activities, the Plan should not be viewed as an infallible predictor of Planning and Zoning Commission or Council action. The Council may amend any part of the Plan at any time, so there is never a guarantee that the Council will sustain the Plan in all of its detail. The Plan should become a part of the continuous planning process. A Master Plan Committee should be established to maintain the Master Plan and make recommendations concerning amendments to the Plan to Council. Changing economic, technological, and social conditions are valid reasons for amending or overhauling the Master Plan. Proposed changes to the plan should be considered whenever elements of the plan become unworkable due to unanticipated changes in the community. In addition to periodic changes that may or may not occur, the Master Plan should be reviewed annually on a rolling five-year schedule, as mandated in the recent Charter Amendment.
ZONING MAP CHANGES
In order to ensure the City’s future development corresponds with the recommendations found in the Final Development Plan, some areas of the City should be rezoned. Council should consider the rezonings illustrated on the following maps. Wihtout this crucial step, land use pattern recommended in the Master Plan may never be realized. The remaining areas of the City should maintain their current zoning classifications.
Map 7-1, North Bishop Road, Focus Areas A, B and J
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Map 7-2, Bishop/Highland Road Intersection, Focus Area F
Map 7-3, Bishop/Wilson Mills Road Intersection, Focus Area G
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CAPITAL IMPROVEMENTS PLANNING1
Given the increasing competition for fiscal resources, a system should be developed to plan for future investments in the public infrastructure. This system of spending should plan fiscal investments for the overall improvement of the City’s road network, sanitary and storm sewers, City administrative departments to ensure the quality of life and services City residents have come to expect. As outlined in the Public Facilities chapter, there are numerous projects listed as needing a financial commitment in order to be carried out. Capital Improvements Planning is a way to plan for the funding of these needed improvements and to move the City beyond year-to-year budgetary survival with regard to capital improvements. A Capital Improvements Plan (CIP) is a multi-year schedule of public physical improvements. The CIP sets forth proposed expenditures for systematically constructing, maintaining, upgrading and replacing the community’s physical assets. A CIP usually looks 5-6 years into the future to plan out spending on capital improvements. The preparation of a CIP will work towards reconciling the conflicts inherent to allocating limited resources among competing interests. A Capital Improvement Project is generally a major, nonrecurring expenditure that includes one or more of the following: 1. Any acquisition of land for a public purpose; 2. Any construction of a new facility (public building, water line) or an addition to, or extension of, such facility; 3. A nonrecurring rehabilitation or major repair of all or part of a building, facility or equipment; 4. Purchase of major equipment - items with a cost of over a certain amount; 5. Any planning, feasibility, engineering, or design study, related to a capital improvements project or program.
Process
The City’s Charter-established Capital Improvements Committee should prepare a Capital Improvements Plan. This plan should be reviewed annually on a rolling five year schedule, as mandated in the recent Charter Amendment. This Committee should prepare a City Inventory of all buildings, facilities, vehicles and equipment that may require the City to invest in their maintenance or replacement. With this inventory, the City will have a comprehensive listing and a general idea of the condition of the City’s assets.
1 Information on capital improvement planning was obtained from Planning Advisory Service Report Number 552, by Robert A. Bowyer, entitled Capital Improvements Programs, Linking Budgeting and Planning, January 1993.
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Based on the City Inventory, department directors, councilpersons or the mayor make requests for funding for a Capital Improvement Project. This step is done without regard to funding sources or the overall availability of funds. Capital improvement project requests are then reviewed by the CIP Committee and Evaluated against certain criteria chosen to further the long range goals of the City. Through the committee’s deliberations the projects are Ranked by Priority Funding Groups. The committee then determines the Availability of Funds and Sets Fiscal Policy. Based on all of the previous steps, the final CIP document will show projects that are approved for funding in the current year and projects to be funded in subsequent years.
City Inventory
A comprehensive inventory of City facilities/assets should be completed. Only those facilities that meet the CIP definition of a capital improvement should be included. At a minimum, this inventory should identify basic data on the location and size of all the facilities. Additional information should include: ü date of the original construction, or the latest major rehabilitation ü condition (see below) ü capacity ü an estimate of its value ü type of material from which facility is constructed An example of a City Inventory form can be found in Appendix C. The inventory should include an assessment of the condition of the facility. A needs assessment, based on the condition of the facility, should be prepared. Information that may be helpful includes: ü frequency of repair ü breaks in service/down time ü time since last major repair/rehabilitation or original construction ü reduction in capacity, percentage of capacity available for use ü increase in unit operating costs or repair costs It is important to establish benchmark data to permit the evaluation of condition or performance over time. When was an assessment last undertaken? When is the next assessment scheduled? Often, a numerical rating system is used to compare facilities. Some perspective can be gained by indicating whether the condition of the City’s facilities is above or below national standards and experience.
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Use of Standards. Often the assessment of need is based on technical standards. The standards may be established by national, regional, technical, professional, or trade associations. Some standards may result from formal evaluations by such associations (e.g., to achieve or retain accreditation). The standards may be a simply recognized practice, such as “good engineering practice”, or accepted industry standards. If certain standards are used in assessing need, it is important to note what the standard is and its source. A standard different than the national or regional standard may be more applicable here; if so, that should be explained. Repair/Replacement Schedule. The facilities listed in the inventory should be on a schedule for repair or replacement. In this manner, facilities which are beyond the repair/replacement period recommended in technical (or locally developed) standards should be noted. Need for New (or Substantially Expanded) Facilities. For proposed new or substantially expanded facilities, it is important to indicate the location, size, and capacity of the facility. There should be an analysis of the current demand and projected change in the demand for the facilities. For proposed new or substantially expanded facilities, alternatives should be carefully evaluated.
Capital Improvement Project
Based on the previous inventory, department heads, councilpersons or the mayor should make requests for funding for a capital improvement. This step is done without regard to funding sources or the overall availability of funds. An example of a capital improvement request form can be found in Appendix D.
Evaluation
Invariably, the total amount of projects requested will exceed the money likely to be available. Therefore, all projects submitted will need to be evaluated as a first step to establishing spending priorities and to choose projects which should be funded. Individual capital improvement project requests reflect the need to serve different constituencies and diverse community values. Therefore, the CIP committee must establish a process and criteria in order to systematically evaluate each proposed capital improvement project in order to meet the diverse needs of residents as well as meet long term community goals. There are two principle steps in the evaluation process:
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1. Evaluating the projects to determine their merit and priority in relation to other projects, and 2. Selecting projects in relation to the amount of money available. The first level of review is to evaluate each requested project according to pre-established criteria. Examples of criteria on which to evaluate a capital improvement funding request are as follows: Risk to Public Safety or Health. This criterion serves to protect against a clear and immediate risk to public safety or public health. The project must identify a clear and immediate safety or health risk. Requests from departments that deal principally with public safety, such as the Fire and Police departments, do not automatically meet this criterion; they may be in the systematic replacement category, for example. Similarly, a department that deals principally with public objectives other than safety may have a request that meets this criterion. Deteriorated Facility. An investment that deals with a deteriorated facility or piece of equipment. The action taken may be either: 1) reconstruction or extensive rehabilitation to extend its useful life to avoid or to postpone replacing it with a new and more costly one; or 2) replacement of the facility or piece of equipment with a new one. This is the opposite of the Systematic Replacement approach and relies on a deferred maintenance approach, which allows equipment or a facility to deteriorate and be replaced only when it is worn out. Systematic Replacement. An investment that replaces or upgrades a facility or piece of equipment as part of a systematic replacement program. This investment assumes the equipment will be replaced at approximately the same level of service. Some increase in size to allow for normal growth or increased demand is anticipated. The replacement program weighs carefully the cost effectiveness of additional maintenance expenses against the cost of replacing the facility or equipment with a new one. This is the opposite of the deferred maintenance approach. A replacement that significantly expands or increases the level of service would be evaluated under the Expanded Facility or Improvement of Operating Efficiency criteria (see below). Improvement of Operating Efficiency. An investment that substantially and significantly improves the operating efficiency of a department or, an expenditure that has a very favorable return on investment with a promise of reducing existing future increases in operating expenses (e.g., the introduction of a new or improved technology). Coordination. 1) An expenditure that is necessary to insure coordination with another CIP project (e.g., scheduling a sewer project to coincide with a street reconstruction project so that the street is not dug up a year after it is completed); 2) A project that is necessary to comply with requirements imposed by others (e.g., a court order, a change in federal or state law or administrative ruling, or an agreement with another town or governmental agency); or 3) A project that meets established goals or objectives of the Council or Mayor.
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When projects need to be coordinated - a project may be done sooner than what is requested or scheduled in order to be carried out in conjunction with a higher priority project. Equitable Provision of Services, Facilities. 1) An investment that serves the special needs of a segment of the city’s population identified by public policy as deserving of special attention (e.g., the handicapped, the elderly, or low- and moderate-income persons); or 2) An investment that, considering existing services of facilities, makes equivalent facilities or services available to neighborhoods or population groups that are now under served in comparison with city residents generally. Protection and Conservation of Resources. 1) A project that protects natural resources that are at risk of being reduced in amount or quality; or 2) A project that protects the investment in existing infrastructure against excessive demand or overload that threatens the capacity or useful life of a facility or piece of equipment. New or Substantially Expanded Facility. Construction, or acquisition, of a new facility (including land) or new equipment or major expansion thereof, that provides a service, or a level of service, not available. For evaluation purposes, this criterion deals with two types of expansion. One is a conscious and scheduled decision to expand the level of service offered. On the other hand, certain expenditures, such as land acquisition, may be beyond the control of city government, are opportunity driven, and are not readily predictable.
Priority Ranking
Priority ranking of capital improvement projects takes place without consideration of project cost or funding. The availability of funding in each year determines the number of projects that can be funded. There is no system or set of criteria that will automatically rank projects. One way of setting priorities is to use weighted ranking or scoring systems. This process can become complicated and some experts believe that this conveys a false sense of objectivity or precision. In the absence of a scoring system, projects can be grouped as noted below: GROUP A: Urgent, high-priority projects that should be done if at all possible; a special effort should be made to find sufficient funding for all of the projects in this group. High-priority projects that should be done as funding becomes available; may be deferred to a subsequent year. Worthwhile projects to be considered if funding is available; may be deferred to a subsequent year. Low-priority projects; desirable but not essential.
GROUP B: GROUP C: GROUP D:
Availability of Funds
The recommended CIP has to be prepared with some assumptions as to the amount of money to be available. It is essential to have a projection of future revenues and expenditures. It is
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advisable that the finance director assume responsibility for the projections because they are most familiar with revenue and expenditure trends. The projections could be as simple as an extrapolation of recent trends or as complex as an analysis of each of the components of change that examines each department, function, and revenue source.
Fiscal Policies
A forthright exposition of fiscal policies is desirable because it: 1) permits a better understanding of the basis of the CIP; and 2) raises policy issues about the needs for capital investment and debt strategy that should be discussed. Clearly stated fiscal policies can express a relationship between capital and operating spending. Many municipalities face the prospect that all of the annual budget could be devoted to operating expenses without any money for new capital spending. The fiscal policies for a CIP could include the following: ü To establish an amount of cash appropriations for capital improvements projects could be set at a minimum or maximum percentage of a source of income for the City such as property tax receipts; ü To establish a range of debt service payments that is reasonable; ü To maintain a level of financing for capital improvement projects to be used for cash appropriations; and ü To borrow only for capital improvement projects that meet certain criteria. (For example: that have a useful life of 10 years or more, for the acquisition of land, or where a savings in operating expenses can be realized.)
Capital Expenditure Funding Recommendations
The Master Plan Committee has outlined several recommendations for funding Capital Improvement Projects. These recommendations are: 7-9 A proposal to increase the City income tax from 1.5% to 1.75% with the .25% increase restricted to capital expenditures should be placed on the March 19, 1996 ballot to become effective April 1, 1996, if approved. Council should pass an ordinance committing the City community buildings bond retirement funds for continued capital expenditure needs. Council should pass an ordinance reserving estate tax receipts for capital expenditure needs. Council should pass an ordinance reserving General Fund interest receipts for capital expenditures. Council should seriously consider establishing an ambulance fee for those able to pay.
7-10 7-11 7-12 7-13
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The Strategic Master Plan Committee has outlined a draft of a Capital Expenditure Plan as a first step in moving towards capital improvements planning. This Expenditure Plan can be found in Appendix E along with a borrowing analysis, an analysis of city fund interest earnings and a debt service analysis on bonds. It is hoped that the Charter-established Capital Improvements Planning Committee would be able to use this as a starting point when working out an official Capital Improvements Plan for the City.
STREET TREE PLANTING
The City should commission a study of the feasibility of planting street trees along a portion of the City’s major arterial roads. This study should include guidelines for the proper locations of the trees, a plan showing where the trees would be planted within the right-of-way, where trees may need to be planted outside the right-of-way where the conditions are too harsh or space is not available within the right-of-way, which type of specific tree species is appropriate for each road, and an estimate of the cost of the project in segments so that work can be phased.
EXTERIOR BUILDING MAINTENANCE
Studies presented in the Demographics Chapter revealed that a major portion of the City’s housing stock was built in the 1950’s and 1960’s. There is concern that these neighborhoods, with homes that are now 35 - 45 years old, may be in need of a comprehensive maintenance program to avoid widespread property deterioration and to maintain property values. The City’s commercial buildings are also aging and it was determined that exterior maintenance activities may need to be regulated with respect to commercial buildings as well. Chapter 1327 of the Highland Heights Building Code currently provides the authority for the Building Department to “make whatever inspection it deems necessary and proper to determine that all residential property owners are in compliance...” CPC has reviewed Highland Heights Chapter 1327, Property Maintenance and compared it with other local property maintenance legislation. Listed below are additions that the City may wish to consider to strengthen the existing property maintenance code. Examples of other communities’ property maintenance codes that local officials might find useful in crafting language for the City of Highland Heights can be found in Appendix F. Policies and Purpose City of Highland Heights’ Chapter 1327, Property Maintenance, lacks a stated purpose. A Purpose section should state the reasons why the property maintenance code has been enacted. This section is important to conveying the reasons behind enacting or strengthening maintenance ordinances such as maintaining property values.
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General Property Maintenance Standards The City of Highland Heights’ codes currently rely on the Building Department to determine whether or not a property is unsightly or run-down. Other communities attempt to list specific issues that constitute a property that is in need of repair. Enforcement and Penalties The City of Highland Heights’ codes authorizes the Building Department to make whatever inspections are necessary as well as defines the process by which the Building Department shall notify the property owner that the property is not properly maintained. The Code also defines a period of sixty days after receiving such notice for the property owner to correct the defects that have been found. The City of Highland Heights might wish to consider an addition of an appeals process. The City of Berea allows a property owner to appeal the Building Official’s decision, by filing for a hearing before the Municipal Planning Commission within ten days of receiving notice to repair their property. Penalties enumerated in the Highland Heights Code state that a fine of $25.00 per day during which defects in property maintenance continue. The City may wish to consider amending this section and require a higher fine or increase the criminal penalty in order to convey the importance of individual property maintenance to the City as a whole.
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APPENDICES
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Appendix A, Wetlands
Map A-1, Wetlands Map - Aberdeen
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Map A-2, Wetlands Map - Delta Industrial Park
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Appendix B, Impact Analysis Methodology
ACREAGE
Each site was measured to determine its acreage.
LAND USE COMPATIBILITY
An assessment of land use compatibility involves defining the relationship between the uses of two or more adjacent properties. Both physical and aesthetic issues are considered in the analysis. Aesthetic issues address the appearance of the proposed use and its compatibility with the appearance of the surrounding uses. Physical issues address possible negative effects between adjacent land uses such as noise, litter, air quality, traffic, property values, blocking of sunlight, excessive glare, odors, smoke, etc. Land uses were deemed to be compatible, have moderate compatibility, or have limited compatibility.
SINGLE-FAMILY (SF) UNITS OR FLOOR AREA
The current number of single-family homes was used as the figure for residential units. Where applicable, the City of Highland Heights’ guidelines for each development type (U-1 Single-Family, P-C-M, General Business, Office) was used as a guide to project the amount of building (floor area) that could be developed.
RESIDENTS
According to the 1990 Census, there is an average of 2.9 persons per owner-occupied unit in Highland Heights.
PROJECTED INCREASE IN EMPLOYMENT
The projected number of employees from a proposed development was determined using information from the Institute of Traffic Engineers, Trip Generation, 1991 Edition. General standards for commercial facilities show that a specialty retail center will employ 1.82 workers per 1,000 gross square feet of building area. General standards for office building development show that comparable facilities employ 3.29 workers per 1,000 gross square feet of building area. There are 2.16 employees per 1,000 gross square feet in a light industrial facility.
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SCHOOL AGE CHILDREN
An assessment of this type is a part of a standard impact analysis in order to estimate how many children a proposed development might generate. Residential land uses are the only types of land uses that will result in additional school enrollment. According to The New Practitioner’s Guide to Fiscal Impact Analysis, by Robert W. Burchell, David Listokin and William A. Dolphin, each single-family residence can be expected to generate approximately .905 school age children in this region of the country. This number is further refined to take into account that currently 77% of Highland Heights children attend public schools.
TRIPS GENERATED DAILY
Standards for projected traffic generation based on land use classification were applied from the Institute of Transportation Engineers, Trip Generation, 1991 Edition. These figures provide an estimate of the number of vehicular trips a particular type of land use can expect to generate on an average day. In each alternative, the projected trip-ends per day were based on average daily traffic for a weekday, as opposed to a weekend or holiday. Trip-ends refer to the total of all trips entering plus all trips leaving a designated land use over a given period of time.
SEWAGE FLOW
The impact on the sewage system is reflected by the number of gallons of sewer usage per day. This unit of analysis varies depending on the alternative land use being considered. The source of information of sewage flow is the U.S. Environmental Protection Agency.
PROPERTY TAX REVENUE
For areas of existing development, current gross property tax figures were obtained from the Cuyahoga County Auditor’s Office. The value of new buildings was determined using the projected size of the new building and a cost per square foot to construct commercial, industrial or office buildings, whichever category applied. Cost of construction of these different types of buildings was found in the Means Building Construction Cost Data, 1994. These estimates were adjusted to reflect construction costs in the Cleveland metropolitan region. The value of potential P-C-M, office or commercial land was determined using an average value per acre of existing P-C-M, office or commercial development in Highland Heights. This data was obtained from the Cuyahoga County Auditor’s records. In the case of Focus Area “K”, the value of the 18.04 acres of commercial land was estimated using information from appraisers at the Cuyahoga County Auditors Office. The appraisers estimated commercial land in the Interstate 271/Highland Heights area with frontage on
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Wilson Mills Road being valued in the range of $4-$5 per square foot. For the purposes of this study, the figure of $4 per square foot was used for an estimate of $175,240 per acre. An estimated value for the proposed building and land was then combined. The Assessed Value was calculated for the property and potential gross property taxes were calculated. Gross property tax revenue designated for the City of Highland Heights was estimated using the millage specified for Corporation Purposes of 4.00 mills per $1,000 of valuation. Gross property tax revenue designated for the school district was estimated using the millage specified for School Purposes of 55.9 mills per $1,000 of valuation. Appropriate State Reduction Factors have been applied.
INCOME TAX
The amount of potential income tax from light industrial, office or commercial development was estimated using data from the Ohio Bureau of Employment Services, Labor Market Review, June 1995. Given the City’s 100% income tax credit, there would be virtually no income tax generated from the residents of the existing single-family homes.
COST TO PROVIDE PUBLIC SERVICES
An estimate of the cost to provide public services was done for Focus Area K. This Focus Area received special attention because of the current interest in developing these parcels for commercial development. The cost to provide services to the 20 single-family homes was estimated by the following formula: ü Total City expenditures (less) cost to provide services to non-residential parcels = Cost to provide services to all residential parcels ü Cost to provide service to all residential parcels (divided by) number of residential parcels = Cost to provide service to one residential parcel ü Cost to provide service to one residential parcel (multiplied by) 20 parcels in this area = Estimate of cost to provide service to this area The impact of non-residential development on municipal expenditures has been estimated using the Proportional Valuation Method. This research method is outlined in detail in the Fiscal Impact Handbook, 1978 edition, by Robert W. Burchell and David Listokin. The basic assumption of this method is that municipal costs increase with the intensity of land use and that a change in real property value is a reasonable substitute for change in intensity of use. The proportional valuation method is a two step process that assigns a share of city expenditures to the new development project. First, a share of city costs is given to all exFebruary, 1996
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isting commercial and industrial uses. Second, a portion of these commercial and industrial expenditures is allocated to the new development. Adjustments are included to balance the differences between the value of commercial and industrial property versus the value of all property in the City. A portion of existing municipal expenditures is attributed to the new development. This portion of existing municipal costs is used to estimate what the cost to the City to provide municipal services to the new development will be annually. These costs would be in addition to current local expenditures.
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Appendix C: Guidelines for City of Highland Heights, Capital Improvements Plan City Inventory Form
Description. Provide a description of the facility or piece of equipment being inventoried. Examples: 1986 Ford 4x4 with plow or Service Garage 32,000 square feet. Location. Provide the address of the building being added to the inventory or the address of where the equipment or vehicle is housed and which department is responsible for it. Capacity. Determine the dimensions of the sewer line or water line, the size of the dump truck, or the size of the salt storage shed. Date. Specify when the equipment was purchased or what year the building was completed. Condition. Indicate the overall condition of the equipment or facility. Repair History. Determine whether the item was in the shop once a week or month or if a roof leak continually reoccurs. Determine whether maintenance costs have been increasing or if maintenance costs have exceeded costs for similar equipment or vehicles. Date of Last Major Repair or Rehabilitation. Indicate when an investment in a repair was made that was over 25% of the item’s value. Percentage Reduction in Capacity. Indicate the total time the vehicle or piece of equipment is down for repairs. Specify frequent repairs, age or damage limited its usefulness. Estimated Replacement Value. Estimate the replacement value of the item being inventoried. NOTES: This space is to be used for any pertinent information unique to the item being inventoried.
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City of Highland Heights, Capital Improvement Plan City Inventory
Description:
Location (of facility or where vehicle or equipment is housed) - department and address:
Capacity (size of sewer line, size of dump truck, type of fire truck):
Date of original purchase/construction:
Condition (circle one): Excellent Good Fair Poor
Repair history (e.g., frequency of repair, breaks in service, downtime):
Date of last major repair or rehabilitation: Percentage reduction in capacity available for use: Estimated replacement value: $ Notes:
%
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Appendix D, Capital Improvements Project Submittal Form
PROJECT PROPOSAL SUMMARY
Project Title:
Tracking Code:
Priority Ranking:
Department:
Date Prepared:
Prepared By:
Approved by:
Cost Elements Planning/Design Site Acquisition Site Improvement Construction Purchase of Other TOTAL
Prior Years Cost
FY96 Cost
FY97 Cost
FY98 Cost
FY99 Cost
FY00 Cost
Cost to Date
Total
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INDIVIDUAL PROJECT PROPOSAL DESCRIPTION AND JUSTIFICATION Project Description: Give a brief (1-2 paragraph) description of what the project includes. Provide basic information such as the location, size, acreage, floor area, capacity, etc.
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Planning Context: Is the project part of the Master Plan? Who beyond the department head has approved it? Show the “highest” level of approval (e.g., first a department head, then a committee, then the Mayor, City Council). When? _____ Not part of a Master Plan _____ Part of a Master Plan prepared on on . and approved by
Instruction: Identify the principle operational objectives of the Master Plan (e.g., to resurface all of the streets in town within 20 years). How does the project meet these objectives?
CIP Evaluation Criteria: Write a brief description of how the project meets as many of the criteria noted below as may be applicable. _____ Risk to public safety or health _____ Deteriorated facility _____ Systematic replacement _____ Improvement of operating efficiency _____ Coordination _____ Equitable provision of services, facilities _____ Protection and conservation of resources _____ New or substantially expanded facility
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Coordination: If the project is dependent upon one or more other CIP projects, identify them and indicate the relationship among the projects. If the project is not dependent upon, but should be linked to one or more other CIP projects, identify them and indicate the relationship among the projects.
Previous City Council Action: If the project has previously been included in a Council Resolution for expenditures, indicate the year the resolution number, and the action taken. Indicate the action taken even if the article was indefinitely postponed, referred for further study, or defeated. If there was a general planning study on which this project is now based, indicate the name of the study and when it was approved by the City Council.
Project Priority (circle one):
A B C D
Urgent high priority High priority Worthwhile Low priority
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Priority Justification:
Basis of Cost Estimate: Check one of the following. Please provide evidence of “good business practices” from professional journals or professional state or federal standards. Cost of comparable facility or equipment Rule of thumb indicator, unit costs From cost estimate from engineer/architect/vendor From bids received Preliminary estimate (e.g., no other basis for estimate, guesstimate) Comments:
Alternative Financing: Instruction: Include an amount and a source here only if it is a souce other than real estate tax levy. Complete this section only if you know of a specific source, such as a state or federal grant or some reliable private funding.
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Appendix E: Capital Improvement Plan
As outlined in Chapter Four, Public Facilities and Infrastructure Analysis, the scope of the capital needs of the City were identified by the Department Heads who projected expected needs over the next ten years. Estimated costs are expressed in 1996 dollars. As a guide for the Capital Improvement Committee, a Capital Improvements Plan is included within this appendix, as shown on pages E.1 through E.5. Fire Department needs are included in the needs list. Needs listed in Chapter Four have been modified to conform to the expected revenues produced by the recommended income tax increase, estate taxes, continuation of General Funds used to finance the Community Center, and by institution of an ambulance charge. The model presented would permit borrowing to meet the capital expenditures with repayment over the ten year period such that the City could operated on a pay as you go basis within a 15 year period. Exhibit E-2 shows the modified expenditures by year reflecting deferral of some projects as well as separate budget for the Fire Department funded by the ambulance fee. Finally, Exhibit E-3 reflects the source of funding capital improvements while Exhibit E-4 lays out a specific plan that tailors the year by year capital expenditures with the funds available. Exhibit E-5 shows a schedule of debt service that will be necessary to satisfy the capital improvements.
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Exhibit E1, Proposed Capital Expenditure Plan, January, 1996
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Exhibit E1 (continued)
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Exhibit E1 (continued)
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Exhibit E1 (continued)
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Exhibit E1 (continued)
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Exhibit E2, Ambulance Reimbursement Fund
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Exhibit E2 (continued)
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Exhibit E3
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Exhibit E4
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Exhibit E5, Debt Service Schedule
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Appendix F: Example of Property Maintenance Codes
POLICIES AND PURPOSE
City of Westlake
1381.02 Policy It is hereby determined and declared by Council that because of the lack of property maintenance of the exterior of structures and premises, and permissive and progressive property deterioration, certain properties within this City are creating blighting conditions, initiating slums and fostering an unsanitary and unsightly environment. Council believes that unless these blighting, deteriorating, unsanitary and unsightly conditions, factors and characteristics are curtailed, removed and prevented from occurring in the future, they will lead to the continuation, extension and aggravation of urban blight. A thoughtful study of this Real Property Maintenance Code should serve to dispel impressions that this is repressive, punitive or aimed at total conformity. It is, in reality, the City’s first effort to set a City-wide tone of orderliness and tidiness which are important elements in bringing about quality development and growth. (Ord 1974-132. Passed 12-19-74)
City of Lakewood
1305.02 Purposes Within the scope of this Code as hereinafter defined, the purpose of this Code is to establish minimum standards necessary to make all dwelling structures safe, sanitary, free from fire and health hazards and fit for human habitation and beneficial to the public welfare; to establish minimum standards governing the maintenance of dwelling structures in such condition as will not constititute a blighting or deteriorating influence on the neighborhood and the community; to protect property values and to maintain the character and appearance of the community and neighborhoods within the community; to fix responsibilities for owners and occupants of dwelling structures with respect to sanitation, repair and maintenance; to establish additional standards for multiple dwellings; to authorize the inspection of dwelling structures; to establish enforcement procedures; to authorize the vacation or condemnation of dwelling structures unsafe or unfit for human habitation and to fix penalties for violations. (Ord. 74-74. Passed 12-2-74)
GENERAL PROPERTY MAINTENANCE STANDARDS
City of Rocky River
1370.12 EXTERIOR MAINTENANCE (a) All exterior parts of every building and structure, including without intended limitation exterior walls, window panes, parapet walls, decorative additions and chimneys, shall be
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maintained in a safe condition, weather-tight and so as to resist decay or deterioration from any cause. Any such part that is deteriorated, ramshackle, tumble-down, decaying, disintegrating, broken or in disrepair shall be repaired, restored or rehabilitated as follows: (1) Buckled, rotted, broken or decayed walls, doors, windows, glass, porches, floors, steps, railings, trim, and their missing members must be replaced, or repaired and restored in a manner substantially matching and conforming to surrounding design. (2) Wood or other similar surfaces must be painted or receive other preservative treatment as provided by the applicable provisions of the Regional Dwelling House Code and the Regional Building Code, matching existing adjacent surface covering or design. (b) Any surface which is deteriorated, deteriorating, decaying or disintegrating, or which is weathered with dirt or grime, or whose function is impaired through peeling or flaking of any protective coating, shall be repainted or receive other preservative treatment as provided in Subsection (a)(2) hereof. 1370.13 EXTERIOR AREAS There shall not be maintained or permitted to be maintained at or on the exterior areas of any premises (including the lawn, driveways and landscaping areas) any blighting condition which is deteriorated or tends to deteriorate or debase the appearance of the neighborhood; or reduces or tends to reduce property values in the neighborhood; or adversely alters or affects the appearance and general character of the neighborhood; or creates a fire, safety or health hazard; or which is a public nuisance, including but not limited to the following: (a) Broken or dilapidated fences, walls or other structures. (b) Broken or uneven walks, parking areas or driveways. (c) Open storage or out of use or non-usable appliances, machinery, automobiles or automobile parts. (d) Open storage of rugs, rags or other materials not being used for general household or housekeeping purposes hung on lines or in other places; broken, dilapidated or unusable furniture or furnishings, plastic materials, paints, miscellaneous coverings, or any other materials, equipment or things. (e) Accumulation of waste of any kind, including paper. (f) Grass or weeds taller than four (4) inches for developed lots and taller than six (6) inches for undeveloped lots at such stage as would provide a harboring place for rodents, or as would permit the spread, by wind dispersal of seeds or otherwise, to adjoining properties.
City of Fairview Park
1347.02 APPEARANCE OF EXTERIOR OF PREMISES AND STRUCTURES (a) Residential. The exterior of the premises, the exterior of dwelling structures and the condition of accessory structures shall be maintained so that the appearance of the premises and
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all buildings thereon shall reflect a level of maintenance in keeping with the residential standards of the immediate neighborhood so that the appearance of the premises and structures shall not constitute a blighting factor for adjoining property owners nor an element leading to the progressive deterioration and downgrading of the immediate neighborhood with the accompanying diminution of property values including the following: (1) Storage of commercial and industrial materials. There shall not be stored or used at a location visible from the sidewalk, street or other public areas, equipment and materials relating to the commercial or industrial uses unless permitted under the Zoning Code for the premises. (2) Premises shall be maintained. Lawns, hedges and bushes shall be kept from becoming overgrown and unsightly where exposed to public view and where the same constitute a blighting factor depreciating adjoining property and impairing the good residential character of the immediate neighborhood. (3) Signs. All signs permitted by reason of other regulations or as a lawful nonconforming use shall be maintained in good repair and printed matter, pictures or illustrations contained thereon shall be completely maintained or when no longer in use completely removed. (4) General maintenance. The exterior of every structure or accessory structure, including fences, shall be maintained in good repair and all surfaces thereon shall be kept painted where necessary for purposes of preservation and appearance, or surface coated with a protective coating or treated to prevent rot and decay. The same shall be maintained free of broken windows, crumbling stone or brick, peeling paint or other condition reflective of deterioration or inadequate maintenance to the end that the property itself may be preserved, safety and fire hazards eliminated and adjoining properties and the immediate neighborhood protected from blighting influences. (5) Storage of vehicles. All vehicles which are junk vehicles as defined in Section 1325.01 or which do not carry a current year’s license plate and registration where required by law shall be stored in a completely enclosed, authorized or permitted building on such lot or premises.
ENFORCEMENT AND PENALTY
Chapter 604.14 of the City of Berea’s building code states: Whoever violates any provisions of this Chapter, or fails to comply with any Final Order as provided therein shall be, upon conviction of the same, guilty of a misdemeanor of the fourth degree, and have sentence imposed pursuant to ORC 2929.21 and 2929.22, provided however, that no portion of any fine imposed shall be suspended upon a condition. A separate offense shall be deemed committed each day on which a violation or noncompliance occurs or continues. The City of Westlake requires: 1381.99 (a) Violations. Whoever violates or fails to comply with any of the provisions of this
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chapter, including but not limited to a notice to comply issued pursuant to Section 1381.08(d)(1), is guilty of a misdemeanor of the fourth degree, upon the first offense, and shall be fined not more than two hundred fifty dollars ($250.00) and subject to imprisonment for up to thirty days, or both, for each day and every day the violation continues to exist beyond the data for which the citation was issued.
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Appendix G, Traffic Studies
Included within this appendix are summaries of two traffic studies done for the Wilson Mills Corridor. Information included here is only meant to give the reader a brief overview of these studies. A complete copy of each report can be obtained from Stephen Hovancsek, City Engineer, or from NOACA.
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Exhibit G1, Wilson Mills Corridor Study
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Exhibit G1 (continued)
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Exhibit G1 (continued)
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Exhibit G1 (continued)
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Exhibit G1 (continued)
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Exhibit G1 (continued)
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Exhibit G2, Transportation
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Exhibit G2 (continued)
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Exhibit G2 (continued)
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Exhibit G2 (continued)
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Exhibit G2 (continued)
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Exhibit G2 (continued)
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Exhibit G2 (continued)
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Exhibit G2 (continued)
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Exhibit G2 (continued)
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Exhibit G2 (continued)
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Exhibit G2 (continued)
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Exhibit G2 (continued)
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