Newbury Township S.R. 87 (Kinsman Rd.) Corridor Study

Location Maps

• Regional Location Map
• County Location Map

Boundary Maps

• Location Map
• Ortho Map

Existing Land Use

• Land Use Map
• Maps With Lot Area
• Spreadsheets

Existing Zoning

• County Generalized Zoning Map
• County Generalized Zoning Spreadsheet

Environmental Maps

• Soils
• Depth to Seasonal Water Table
• Depth to Bedrock From Land Surface
• Potential Frost Action
• Shrink-Swell Potential
• Drainage
• Generalized Wetlands
• Permeability
• Flood Hazard Areas
• Slope
• Contours
• Generalized Ground Water Availability

Land Capability Maps

• Commercial and/or Light Industrial Structures
• Dwellings With Basements
• Dwellings Without Basements
• Local Roads
• Underground Utilities
• Septic Tank Absorption Fields
• Composite Capability

Traffic Counts

Service Area Plan

Site Plans and Components

Planning and Zoning Recommendations

The Geauga County Planning Commission

• David C. Dietrich,
  AICP, Planning Director
• Gregory Taress,
  Senior Planner
• Denise Januska,
  Planner II/GIS Coordinator
• Karen Baptie,
  Administrative Assistant

The Newbury Township Board of Trustees

• William Skomrock, Jr.
• Carl Bush
• Glen Quigley
• David Lair, Clerk

The Newbury Township Zoning Commission

• Joe Johnston
• Don Bourell
• Robert Fitch
• Chris Yaecher
• Bill Majeski
• Alice Pitts, Secretary

June, 2000
Revised April, 2001

Preliminary
Subject to Revision

In January 2000 the Newbury Township Board of Trustees requested the assistance of the Geauga County Planning Commission to complete an examination of existing land uses and related issues within the S.R. 87 (Kinsman Road) corridor. The study area encompassed the stretch of roadway from the intersection of Kinsman Road and Ravenna Road (S.R. 44) to the township boundary west of Sperry Road. S.R. 87 is maintained by the Ohio Department of Transportation (ODOT). It is a two-lane road with an asphalt paved surface. Two traffic signals exist along S.R. 87 in Newbury Township. The signals are at the S.R. 44 and Auburn Road intersections. According to information from the Northeast Ohio Areawide Coordinating Agency (NOACA), there are no plans to widen S.R. 87 in Newbury Township.

Available aerial orthophotos, county tax records, environmental data, and prevailing township zoning were reviewed in conjunction with this study. Maps and accompanying spreadsheets were prepared for the corridor area (see maps and related data in appendix).

Corridor Appearance

Aesthetics may not be directly linked to township zoning, however, appearance does play a role in the perceptions people have of the township and its character. Aesthetic issues may be related to property values and the tax base. The appearance of the S.R. 87 corridor is critical to Newbury Township for a number of reasons.

• It serves as the gateway to the township: As a major arterial road, many of the township's residents and most of its businesses have direct access to S.R. 87. About 6,000 vehicles per day utilize Kinsman Road. This includes not only local residents, but employees, shoppers, and visitors. In some circumstances, the commercial corridor provides the initial and only exposure people have to Newbury. Consequently, the physical appearance of the area contiguous with the road is crucial in conveying the township's image.
• It portrays the economic vitality of the township: Unattractive or marginal buildings may be difficult to market or reuse, thereby leading to deterioration of the corridor. Visual clutter caused by an overabundance of signage, paved parking lots in front of buildings, a multitude of driveways, outside storage in yard areas, and a lack of landscaping amenities may detract from the economic development of the area. Positive physical features will foster investment in the corridor.
• It is the origin of commercial/light industrial activity in the township: The commercial district along S.R. 87, as depicted on the current zoning map represents a classic case of "strip" zoning. There are about 483 acres zoned commercial, 68 acres zoned professional office, and 538 acres zoned industrial in the township. Together, these zones represent six percent (6%) of the township's total land base (18,219 acres). The commercial strip zoning technique has led to a fragmented, sprawling pattern of development that is highly automobile oriented. Consequently, there is no distinct "town center" that uniquely represents or identifies Newbury.

Aesthetics may not be directly linked to township zoning, however, appearance does play a role in the perceptions people have of the township and its character. Aesthetic issues may be related to property values and the tax base. The appearance of the S.R. 87 corridor is critical to Newbury Township for a number of reasons.

• It serves as the gateway to the township: As a major arterial road, many of the township's residents and most of its businesses have direct access to S.R. 87. About 6,000 vehicles per day utilize Kinsman Road. This includes not only local residents, but employees, shoppers, and visitors. In some circumstances, the commercial corridor provides the initial and only exposure people have to Newbury. Consequently, the physical appearance of the area contiguous with the road is crucial in conveying the township's image.
• It portrays the economic vitality of the township: Unattractive or marginal buildings may be difficult to market or reuse, thereby leading to deterioration of the corridor. Visual clutter caused by an overabundance of signage, paved parking lots in front of buildings, a multitude of driveways, outside storage in yard areas, and a lack of landscaping amenities may detract from the economic development of the area. Positive physical features will foster investment in the corridor.
• It is the origin of commercial/light industrial activity in the township: The commercial district along S.R. 87, as depicted on the current zoning map represents a classic case of "strip" zoning. There are about 483 acres zoned commercial, 68 acres zoned professional office, and 538 acres zoned industrial in the township. Together, these zones represent six percent (6%) of the township's total land base (18,219 acres). The commercial strip zoning technique has led to a fragmented, sprawling pattern of development that is highly automobile oriented. Consequently, there is no distinct "town center" that uniquely represents or identifies Newbury.

Among the strengths of the S.R. 87 corridor are its geographic location, size, accessibility, property tax base, existing institutional uses, and environmental features.

• Geographic location: The corridor is centrally located in the township and is within a short driving distance to a significant population base in the township and nearby communities. Therefore, it is strategically located for marketing and employment purposes.
• Size: The study area has an ample amount of available land within it to accommodate future expansion. The table in the appendix provides a detailed breakdown of land available by zoning district. Over 20% of the Corridor Study area is vacant.
• Accessibility: The corridor is readily accessible to major state and interstate highways. S.R. 87 is a major east-west connecting route and is linked with S.R. 44, which provides north-south access through the heart of the county. S.R. 44 is tied to I-90 to the north and U.S. 422 and the Ohio Turnpike to the south, thereby enhancing the movement of goods and merchandise to major markets.
• Property tax base: The existing commercial and light industrial uses along S.R. 87 provide a strong tax base for the community. Consequently, according to the latest figures from the County Auditor, Newbury has a lower property tax rate than 13 out of the 22 townships and villages in the county (CAFR, 1998).
• Existing institutional uses: The corridor includes the fire station, police station, and town hall. In addition, the township owns land near the affected area for potential future expansion (on Auburn Road).
• Environmental features: There are some strong environmental features particularly associated with Punderson State Park and the private lake communities that should continue to be protected and preserved.

The following items represent the weaknesses found in the corridor. The township officials should be mindful of these issues, because as noted previously, S.R. 87 is the gateway to the community.

• Signage: There is a mix of signage types and sizes within the corridor along with, in certain situations, an overabundance of signs on individual lots. This "visual clutter" is unnecessary.
• Off-street parking: Parking spaces are frequently placed in the front of principal buildings, thereby making the parking lot the visual focal point as opposed to the building. Landscaping amenities within or contiguous to parking lots are often nonexistent or minimal and do not conceal vehicles from the road. Additionally, the site design within the corridor is not pedestrian friendly. People must drive from building to building (sometimes on the same lot) because pedestrian walkways within or adjacent to parking areas typically have not been provided.
• Access management: Numerous driveways have been installed to serve individual buildings on the affected lots in the study area. Closely spaced driveways may detrimentally impact turning movements and traffic flow. As the area develops, poor access management may lead to costly highway improvements due to congestion and unsafe conditions.
• Outside storage: In some cases, outside storage is situated in front yards close to the edge of the road right-of-way. Some retail operations certainly depend upon outside displays to assist in selling their wares. However, storage of materials, equipment, vehicles and the like should not be in front yard areas. Dumpsters should be enclosed (screened) and placed in more obscure locations as well.
• Landscaping amenities: Professional landscaping treatment in the study area is generally lacking. Appropriate green area enhances the streetscape and may assist in the control of stormwater runoff from impervious surfaces.
• Environmentally sensitive areas: There are lakes, ponds, streams, and jurisdictional wetlands that should be protected and preserved with appropriate measures such as conservation easements.
• Identity: The commercial zone extends over several miles along S.R. 87. Therefore, it is difficult to identify a "sense of place" about Newbury. There is no theme or unified architectural style that distinguishes or represents the Newbury community.

The following recommendations are offered as general guidelines for consideration by township decision-makers.

• Purpose statements: Comprehensive "purpose" statements should be devised for each zoning district to guide decision-making.
• Comprehensive site design: Applications for zoning certificates should include all of the components involving the site, not just the building "footprint." For example, issues such as access management, building orientation and spacing (in relation to other buildings), building elevations, off-street parking layout and traffic patterns, signage, stormwater control, landscaping, utilities, lighting, and pedestrian circulation should be addressed in the site plan. The following list of site plan components is offered for consideration.
  
  Access Location and Design:
  
  
  • Spacing between public and private access points
  • Angle points
  • Pavement return radii
  • Driveway cross sections
  • Length, width, and taper of turn lanes
  • Sign location(s) related to traffic control
  • Sight distances
  
  On-Site Circulation and Parking:
  
  
  • Vehicular conflict points
  • Vehicular and pedestrian conflict points
  • Sight distances
  • Channelization
  • Dimensions of internal circulation drives
  • Traffic flow pattern in relation to internal circulation drives
  • Potential for high speeds adjacent to buildings
  • Potential for random, high-speed movements in parking areas
  • Convenience of parking areas in relation to building entrances
  • Parking space dimensions
  • Location of wheel stops/curbs in front of parking stalls
  • Location and design of handicapped parking stalls
  • Location and design of public transit stops
  • Building entrances and pedestrian circulation between entrances and parking areas
  • Sidewalk widths
  • Fire lanes
  • Access to trash dumpsters and other waste containers
  • Location of and access to delivery docks and loading/unloading areas
  • Visibility near obstructions, such as curbed end islands, barriers, and light posts
  • Delineation of edge of parking lots from adjacent roads (buffering/screening)
  
  Other Elements:
  
  
  • Existing and proposed utilities and easements
  • Surface drainage patterns
  • Wetlands/stream protection
  • Final grading plan
  • Stormwater management and erosion control plan
  • Location and type of landscaping including maintenance
  • Location and height of light poles
  • Location, intensity, and angle of exterior lighting fixtures
  • Location of any miscellaneous on-site facilities, such as message kiosks, pay phone stations, and postal service drop boxes
  • Landscaping to screen development from adjacent properties
  • Signage location and size
  • Location of buildings in relation to lot lines, distances between buildings, dimensions of buildings and elevations
  • Proof of compliance with applicable sewage and water regulations
  • Traffic impact studies
  • Fire protection, pond location, dimensions, and point of access
  • Input by township safety forces
  • Outside storage/display areas
• Permit tracking: Permit tracking software should be considered as a means to assist the zoning inspector in enforcement and record-keeping.
• Permitted vs. conditional uses: Currently, most of the uses in the commercial, professional office, and light industrial zones are listed as "permitted" in the zoning resolution. Permitted uses are allowed "by right" in these zones. In other words, the level of review is with the township zoning inspector, and if a proposed use is in conformity with all of the regulations for the zoning district in which it is located, then a zoning certificate may be granted. Conditional uses, however, may receive a higher level of scrutiny through the board of zoning appeals. A public hearing is held on a conditional use and adjacent property owners are notified and given the opportunity to offer input at the hearing. A conditional zoning certificate may only be granted by the board of zoning appeals if all of the specific "conditions" set forth in the zoning resolution have been met as well as such other reasonable conditions determined by the board. In addition, a conditional zoning certificate may be periodically reviewed by the board for compliance and may be revoked if an ongoing violation is not corrected. Conditional zoning certificates may be terminated under certain circumstances. Therefore, it seems advisable for the township to study the list of permitted uses in the zoning resolution and determine if some of them should be converted to conditional uses in order to enhance enforcement.
• Landscaping: Landscaping standards should be reviewed. "Linking" landscaping is a critical consideration. Required "green area" on a lot should be set forth in the zoning resolution. Landscaping islands in off-street parking areas should be encouraged. Such islands may serve the dual purposes of traffic control and stormwater management (low impact bioretention design).
• Building orientation: Township zoning may not require specific architectural designs, however, it may be beneficial to consider building elevations, setbacks, and spacing between buildings in order to encourage a more harmonious development pattern. In addition, buildings should not be built across recorded lot lines, even if contiguous lots are under the same ownership.
• Signage: Signage should be coordinated with the site plan review process. The current sign regulations in the zoning resolution should be studied in detail. An effort should be made to diminish the number of nonconforming signs over time.
• Off-street parking: The off-street parking criteria in the zoning resolution should be examined to determine if they are adequate for the uses allowed in the affected zoning districts. "Banking" parking spaces may be an option to consider. In certain circumstances shared parking areas, or linking them with internal driveways, may be advisable. Parking at the side or to the rear of principal buildings may be warranted. Backing of vehicles from parking spaces directly onto the adjacent road should be prohibited. Parking lot landscaping treatments should be studied. Properly devised landscaping islands may assist in directing traffic flow and serve as stormwater control facilities as noted above. Pedestrian/vehicular conflict points from parking areas to buildings ought to be taken into consideration. A long-range plan for potential public transit stops at reasonable intervals may be advisable.
• Access management: The Ohio Department Of Transportation's "State Highway Access Manual" (1998) should be consulted as a guide for proposed developments along S.R. 87. The number of ingress/egress points serving a lot should be limited. Sharing points of ingress and egress, where feasible, may reduce the number of turning movements and improve traffic flow. Shared access also diminishes the amount of pavement required and decreases the volume of stormwater runoff. New driveways should be aligned with existing ones and provisions made for "stacking" of vehicles so that they may enter the road in a safe manner. Proper sight distance is an important safety consideration, along with alignment and grade. New driveways in close proximity to road intersections should be avoided. Requiring traffic impact studies for proposed commercial and light industrial developments may be warranted.
• Buffering: In order to protect adjacent residential areas from the possible negative effects of commercial and light industrial development, stringent buffer regulations should be reviewed and included in the zoning resolution. Natural vegetative cover, possibly in combination with mounding where appropriate, is preferred over fencing or walls. Buffering parking lots from adjacent residential areas and roads is suggested as well.
• Utilities: Public utility services in the corridor should be coordinated. Whenever feasible, electric power and phone lines should be placed underground. The service area plan for the township relative to locations subject to central sanitary sewer should be kept up to date with the Ohio EPA and the Geauga County Water Resources Department. Lighting fixtures along roads and within parking areas merit examination. The height, type, and intensity of lighting fixtures should be considered.
• Encourage COS developments: Conservation Open Space design residential developments, as set forth in the current zoning resolution, should be encouraged. Open space within such developments should be linked, if feasible, to create a "greenway" pattern.
• Protect environmental resources: Environmentally sensitive jurisdictional wetlands, floodplains, lakes, streams and the like should be taken into consideration. In other words, these areas should be considered "green infrastructure." Conservation easements and other tools for the protection of such areas are recommended. Rezoning some locations to a park or open space district may be desirable. The environmental and land capability maps in this report should be consulted by township officials.
• Streetscape plan: The township may consider retaining a consultant to prepare a streetscape plan for the S.R. 87 corridor or a strategic portion of it. The purpose of the plan would be to guide the development process to encourage tree planting and landscaping treatments, reasonable lighting, coordination of signage, appropriate building orientation and facades, and rational access management. A volunteer committee of the major stakeholders in the corridor may be formed to assist in the plan formulation and implementation processes. Grant funds through ODOT to implement such a plan should be taken into consideration.
• Town center: The formation of a "town center" approach to planning and zoning as a means to ultimately create a distinct identity or "sense of place" for Newbury is recommended. The area surrounding the intersection of S.R. 87 and Auburn Road, including the land held by the board of township trustees and the township fire department, should be examined.

Adoption of more stringent zoning regulations alone may not result in substantial improvements to the S.R. 87 corridor. Newly adopted zoning regulations, for example, cannot be applied retroactively to lawfully existing buildings and uses. Public - private cooperation is needed to achieve positive results. If some of the key stakeholders within the corridor enhance their buildings and grounds in conjunction with an overall streetscape plan, it may act as a catalyst to involve other landowners. In order to be successful, a long-range approach to address some of the issues surrounding the corridor may be necessary. Nevertheless, the time to begin the planning process and to forge an ongoing relationship with the affected businesses in the area, so as to effectuate meaningful changes, is now.