Hebron – Luray Area Plan

Transcription

Table of Contents
This document is…..
Introduction……………….....……….…………...….....……......2
 A review of the current conditions of the
general area of Hebron and Luray.
 Intended to begin dialogue about the future
and potential of this region.
 A snapshot of possible projects and
alterations that could help guide this
community to a desirable future.
 Filled with concepts produced by the LCPC
staff, which are not intended to be
considered engineered designs or completed
projects. There are many projects and
designs suggested in this review which
should be considered in a concept phase to
simply help elaborate upon and illustrate
ideas within the plan.
General Review...………………....………………………....…...4
How We Got to Where we Are Today…...………………....4
The Community’s Assets……………………………….….....7
Limitations & Threats………………………………..……....11
The Grand Idea………………………..…….……………….….16
Concepts to Help Facilitate Expansion, Build Upon Assets,
and Overcome Problem Areas……………....……..…….….…19
Future Use of Land…………………………………...……...19
Flooding Concerns…………………………………………...25
Prime Agricultural Ground…………………………..……...25
Water and Sewer Facilities……………………………...……25
Road Improvements & Connectivity…………….…………26
This document is NOT…..
Small-Town Connectivity…………………….…….…...…...29
 A Comprehensive Plan.
 An all-inclusive list of every task or
modification that should be considered for
this area.
 A set of recommendations that requires
conformance with every suggestion. Any
number of suggestions contained in this
review can be pursued at the discretion of
the appropriate entities.
Sense of Place………………………………………................30
National Road Design……………………………..………...34
Attachment A: Conceptual Drawing of Hebron Town Center.......36
Attachment B: Sketch of Crossroads Corridor Concept....…….…37
Attachment C: Bubble Map of Nat’l Trail Raceway Complex…....38
Attachment D: Conceptual Future Land Use Map………………..40
Attachment E: Existing Union Township Draft Zoning Map &
Future Land Use Map……………………………………………..41
Attachment F: Existing Village of Hebron Zoning Map & Future
Land Use Map…………………………………………………….42
 This review was prepared by the Licking
County Planning & Development Department,
under Executive Director Gerald Newton.
Chris Harkness, Senior Planner, served as the
project administrator with assistance from
Angela Werner. Additional support was
provided by Jay Fisher and Brad Mercer.
 Adopted by the Licking County Planning
Commission on May 19, 2014 under Resolution
number 2014-004.
 On May 29, 2014 this plan was presented to the
local officials, residents, business owners, and
community stakeholders at the National Trail
Raceway.
 The Licking County Planning Commission
would like the thank the following individuals
for their contribution of time, information, data,
and thoughts that went into this plan:
Penny Slater
Rick Black
Mark Slater
Paula Greene
Curt Painter
Ralph Wise
Rob O’Neill
Linda Nicodemus
Mike Fornataro
John Slater
Ty Thompson
Jim Carter
Jason Sturgeon
Dan Evers
Dan Blatter
Kevin Eby
Larry Finkes
Jack Justice
Carolyn Creiglow
Brian Harkness
Doug Smith
~1~
is reviewing a series of areas and towns along the National
Road in an effort to bring recognition and continuity to this
tremendous asset of the county. This corridor brings rich
history and a built environment along the historic National
Road as well as tremendous
opportunity with the National
Road’s replacement, Interstate 70.
This review also focuses on
incorporating a portion of the Ohio
Historic National Road Design
Handbook. This handbook was
administered by the Ohio
National Road Association and
the Ohio Historic Preservation
Office and is intended to give
guidance to local agencies and
groups to help “preserve, protect,
and enhance the very qualities of
the National Road that led to its
designation as a National Scenic
Introduction
Area Plan Defined:
What is this document?
This document is titled the
“Hebron--Luray Area Plan”
and is intended to be a
review of the general vicinity
of Hebron Village and the
Luray section of Union
Township. This review is a
snapshot of the planning
principles necessary to guide
this community into the
future.
The review area
incorporates a large region
Byway All-American Road.” This
which is generally bounded
Hebron – Luray planning area shown on a Licking County map.
review integrated many of the
by Beaver Run Road, the
concepts and ideas from the design handbook and highly
South Fork of the Licking River, Interstate 70, and the
recommends the continued use of the handbook by local
National Trail Raceway. The Licking County Planning
officials.
Commission staff has compiled this report with additional
input from township and village officials, local elected
officials, property owners, business owners, developers, and
Goals of the Area Plan:
the Ohio Department of Transportation, District 5
(ODOT). This review is not a comprehensive plan and is
What do you hope to achieve with this
not intended to be used as such.
document?
Purpose:
Why are you reviewing the Hebron and Luray
area?
In large part this review is simply intended to initiate a
conversation surrounding the future of the Hebron/Luray
community. This is a community that has already spent time
planning for the future and sees the benefits of guiding the
community through these efforts. This is an essential time
The purpose of this review is to evaluate the current
to intensify the efforts to steer this region toward a common
conditions of the Hebron and Luray area and propose key
vision. It is our hope that this review also sparks investment
concepts to help guide the area in a positive direction. In
and enthusiasm about the community’s future. This truly is a
addition, water and sewer is available to be extended into
special place in Licking County, worthy of financial
Union Township. These new services would have the ability
investment and the devotion of
to spur development and change the
the community’s time and
local landscape in the near future. The
"to assist the local entities......in resources. Investments are made
Licking County Planning Commission
dismantling any potential threats that when people are excited about an
staff seeks to facilitate proper planning
may be looming and capitalizing on area and have hope for the future,
at a critical time in the history of this
region. This review is intended to assist
the budding opportunities available in whether that investment takes the
form of rehabbing an existing
the local entities in dismantling any
this
terrific
area
of
Licking
County."
home, redeveloping a business,
potential threats that may be looming
constructing a new development,
and capitalizing on the budding
providing
funding
for
public
improvement projects, or
opportunities available in this terrific area of Licking County.
simply
setting
aside
personal
time
to better the community.
Additionally, the Licking County Planning Commission staff
~2~
This review is also intended to give suggestions and
concepts aimed at reestablishing and promoting a positive
identity for the region. Further, many of the proposals in
this review are deliberately aimed at preventing the
weakening of the community's identity with the National
Road which brings a wealth of history and unique qualities.
Implementation of the Area Plan:
How do I apply this plan?
This review will be most helpful to the Board of Trustees
and Village Council within the local entities (Union
Township and Village of Hebron) as they are the key factor
in the implementation of these recommendations. It will
also be helpful for the Licking County Board of
Commissioners in implementing countywide items.
However, this review is intended to benefit the entire area,
including residents, business owners, and prospective
investors. Therefore, any entity, group, or individual may
find use in the review and proceed with one of the concepts.
As stated above, this document is not a specific plan for any
individual entity and therefore it is not expected that this
document will necessarily be adopted by any particular local
entity, or any other organization. It is also not anticipated
that all of the proposals in this document will be agreed
upon or deemed feasible by any one entity. However, it is
our hope that many of the concepts presented in this
document, or variations of the concepts, will be welcomed
and initiated by the appropriate organizations. In addition, if
any particular entity does desire to adopt this area plan we
would encourage them to do that. The Licking County
Planning Commission staff is willing to help guide any
organization toward the implementation of the goals and
concepts outlined in this review for the betterment of the
Hebron and Luray area.
Hebron – Luray planning area boundary map.
~3~
General Review
How We Got to Where We Are Today
At a quick glance one could potentially misconstrue this
region as merely a small town on one end and an
intersection of two highways at the other end, without many
assets in between. However, after spending any amount of
time in this area one would find that perspective to be far
from reality. This region boasts a proud and unique history
that has shaped much its current setting. This community's
rich past has carved character and spirit into the built
environment, the infrastructure, the businesses, and the local
flavor.
The modern establishment of this area occurred in the early
19th century when pioneers began the process of primitively
settling here. However, it wasn’t long before two significant
construction projects would bring abundant life to this
community, the Ohio & Erie Canal and the National Road.
The new canal would reach Hebron in 1831 with the
National Road being extended through the area in 1833. A
region that was recently considered pioneer wilderness
quickly grew into a booming center of agricultural
production, shipping goods, and traveler accommodations.
This new farming and industrial community flourished
Birth of Hebron & Luray
The construction of the National Road began in
1811 and was intended to open trade and travel to
the west. The construction began in Cumberland,
Maryland and the road reached the Ohio River at
Wheeling by 1818. In the 1820s the U.S. Congress
authorized the continuation of the National Road
into Ohio. At the same time period the Ohio
Legislature had authorized a survey of the planned
Ohio and Erie Canal system.
With the
construction of these two projects looming, some
savvy local land owners took advantage of their
locations by platting “pike towns” which would
accommodate the surveyed alignments of the
National Road and the Ohio and Erie Canal. Hence,
the town of Hebron was born in 1827 with a plat
by property owner John Smith which was oriented
around the road and the canal. It was a mere five
years later when a second pike town was produced
in the area when Luray was platted in 1832.
Original Plat of Hebron (1827) Looking south across the Ohio & Erie Canal into
town and at the National Road bridge, 1910
(Photo courtesy of Doug Smith Collection).
National Road through Hebron, 1910
(Photo courtesy of Doug Smith Collection). Original Plat of Luray (1832)
~4~
through most of the 19th
After a period of decline in the late 19th and early 20th
century with the aid of
The Crossroads
these two assets, the canal
centuries, Hebron and Luray received another shot in the
The Ohio and Erie
and the National Road.
arm with the development of the Ohio Electric Interurban
Canal and the Toledo &
Even when the role of the
rail line out of Columbus. With the onset of this new mode
Ohio Central Railroad
canals were reduced due to
of mass transit and the invention of the automobile, this
crossed
over
the
the more efficient railroad
region was back in business. The early 20th century brought
National Road less than
system in the mid 1800s,
growth in the form of several platted additions to Hebron
1,000 feet from one
this area still thrived as the
on both the east and west sides of town.
another. The locations
Toledo and Ohio
of the crossings were
Central Railway
near the modern day
was extended into
intersections
of
Hebron
National Road and
immediately west
Basin Street and the
of the junction of
National Road and West
the canal and the
Street.
National
Road.
With the railroad
and the canal both crossing the National Road in
the center of Hebron, the town bustled with
activity. The crossings, especially of the canal and
National Road, have also given Hebron a unique
identity that continues to permeate the region.
Many developments and local slogans still
reference the “crossroads”.
The Village of
Hebron’s slogan has become “The Historic
Crossroads of Ohio”. Additionally, many other
roads, parks, and businesses also celebrate the
canal or the National Road as part of their naming
Interurban Station and car in Hebron (Courtesy of Hebron Village Website). or marketing.
On November 10, 1936 Luray played
Modern day examples of history's lasting impact on this region. The names of many businesses and public facilities still reflect the area’s storied past. host to one of the largest sporting
events ever held in this country at the
time. A crowd of approximately
160,000 gathered at the Oyler farm at
the southwest corner of the National
Road and Lancaster Road (SR 37) to
witness and participate in the State
Corn Shocking and the National Corn
Husking Contests. At the time, corn
husking was a national pastime. In
1936 TIME Magazine declared corn
husking "...the fastest growing
sporting spectacle in the world." This
contest was broadcast nationally over
the radio. It wasn't until World War
II that these events halted and then
faded away. However, this seemed to
foreshadow the large sporting events
that would soon be held regularly
among these cornfields with the onset
~5~
November 11, 1936 Columbus Dispatch article on the National Corn Husking Contest held in Luray. The contest site, the Oyler farm at the southwest corner of SR 37 and National Road, is shown in the aerial view above. (Photo courtesy of the Doug Smith Collection) of the National Trail Raceway. The 1950s brought another
major construction project to provide a modern upgrade to
the National Road nearly 125 years after its opening.
Interstate 70, one of the first federal interstate highways, was
constructed through the Hebron and Luray region in 1959.
National Trail Raceway
 Opened in 1964 by the Rader family.
 Hosted the NHRA SpringNationals for the first
time in 1972.
 The crowds exceeded 120,000 during the 1990s.
 1996, the track was purchased by the NHRA from
the Rader family. The NHRA constructed a new
VIP and operations tower and brought several other
improvements.
 In 2007 the NHRA Nationals event (f.k.a
Springnationals
and
Pontiac
Performance
Nationals) was moved from the NTR to the
Summit Motorsports Park in Norwalk, OH.
This project, much like the National Road and Ohio and
Erie Canal, also sparked the interest of local businessmen.
Clark Rader Sr. broke ground on a 320 acre racing facility on
the National Road in 1963.
The construction was
completed in 1964, and so began the National Trail
Raceway.
A few years later (late 1960s) another
businessman would capitalize on the tremendous
transportation infrastructure of this area and the newly
constructed Interstate system. Jack O’Neill, founder of
Southgate Corporation, began developing the Newark Ohio
Industrial Park. Both the National Trail Raceway and the
Newark Ohio Industrial Park are key assets to this
community and have played a big role in shaping the current
character and conditions of this region.
The late 1980s into the 1990s brought more noteworthy
changes to the area. This rural farming community was
confronted with a new challenge when several large-lot
subdivisions were created and developed right in the heart
of the rural portion of Union Township. This type of
subdivision development had not previously been prevalent
throughout most of the township. A change in the
atmosphere and mood of the rural countryside would follow
~6~
New Homes in Union Twp Late ‘80s – ‘90s
Subdivision
Year Platted
No. Lots
Pinecrest Estates
**1974
22
Waters Edge Estates
1994-2000
52
Canyon Villa Estates
1992
17
Hartman Farms
1995
25
Individual Lots on
Beaver Run /
Late ‘80s – ‘90s
~50
Canyon / Blacks
**Most homes not built until late ‘80s and early ‘90s.
the new residential growth and a rural residential character
bloomed. In 1995 ODOT constructed the SR 79 bypass of
Hebron. No longer did excessive volumes of traffic flow up
and down High Street. Instead most of the regional traffic
now bypassed the town completely. This too had an effect
on the character of the area, especially the town of Hebron.
By changing the traffic flow, some of the service oriented
businesses within the town were negatively affected, while
many manufacturing and logistics businesses in the industrial
park benefited.
Throughout the mid 1990s a new green space was being
planned in Hebron at the northwest edge of town. By the
late ‘90s and early 2000s, Evans Park was well under way.
Phase 1 of the overall park master plan has been completed
through the coordinated effort of multiple agencies and
funds including the Village of Hebron, Union Township,
T.J. Evans Foundation, Ohio Department of Natural
Resources, and several private and non-profit organizations.
The result of these efforts is a tremendous accomplishment
for the area that now boasts a nearly 50 acre park which
includes: an attractive wetland area, 4
baseball fields, soccer and football
fields, 2 basketball courts, a playground
area, a disc golf course, and a multi-use
path (0.8 miles).
The Community’s Assets:
As just alluded to, this region has a
unique and interesting story which
helps residents and business owners
understand the community at a deeper
level. This “story” is one the best assets
a community can embrace.
The
individual history of an area provides a
sense of pride, a deeper understanding
of the community, and building blocks
for future development.
The positioning of this region
has played a huge role in its
“Location, location,
prosperity throughout the
location…”
generations.
From the
beginning, this area has
benefited from its excellent location. If it weren’t for the
National Road and the Ohio and Erie Canal, Hebron and
Luray would likely never have existed. The location of this
area is still a tremendous asset today. The area is still served
by superior transportation and shipping facilities. The
National Road now functions as a local collector highway
with SR 37 and SR 79 both functioning as key north/south
arterial highways for the region. Interstate 70 provides the
largest transportation advantage to the area as it carries
Approximate AADT (Average Adjusted Daily
Traffic) Counts




State Route 79: 13,000 - 18,000
State Route 37: 9,000 - 14,000
U.S. 40 / National Road: 3,000 - 7,000
Interstate 70: 41,000 - 52,000
vehicles across and through the state at the highest rate of
speeds allowed in Ohio. These highways allow for expedient
travel to several local markets (Newark, Lancaster,
Zanesville), the Columbus regional market, and other major
Midwestern markets. The majority of this planning area can
access Interstate 70 within 2 miles. The significance of this
detail is displayed with the arrival of an employee to
downtown Columbus, a shopper to Easton Town Center, or
a truck driver to Rickenbacker International Airport, all
within less than a half hour from Hebron.
Local Community Assets
Unique Hist or y
Locat ion & Proximit y t o market s
Near Buckeye Lake & Dawes Ar boret um
Safe small-t o wn set t ing
Walkable co mmunit y
St rong neighborhoods and affordable housing
Pr ime far mland and agr icult ural businesses
Nat ional Trail Raceway
Newark Ohio Indust r ial Park
Regio nal co mmer cial acco mmodat ions
Out st anding local bus inesses
Valuable park s and green spaces
Co mmunit y Support
~7~
with many people from this area it appears that is a common
thread that is shared amongst many. The small town feeling
is enhanced by being exceptionally walkable with a majority
of the town being connected via sidewalks, paths, or
interconnecting low-volume streets.
The reason the
residents of the area feel safe is because in comparison to
other areas, they are. The crime rates for Hebron are
typically much lower than the U.S. average. In addition, the
crime rates for Hebron are also well below neighboring
communities such as Buckeye Lake, Heath, and Newark.
Another discovery from our review is that there appears to
be an abundance of stable residential neighborhoods in this
area. There is not a vast amount of diversity in the local
housing stock, but for an older small town the
neighborhoods have been well maintained, alluding to a
sense of pride in the community. The homes are also of a
more affordable range. The estimated average house value
in Hebron is around $104,000, which is less than the average
house value for Heath, Newark, Pataskala, and the State of
Ohio. In contrast the average house value in Union
Township is approximately $123,000. The newer large lot
residential subdivisions have certainly played a part in the
gap in these two averages.
This location also
benefits from being
only a few miles
from a prominent
water attraction and
a premier public
park. Buckeye
Lake
was
originally built
as a reservoir to
feed the canal
system,
but
today it has
become
a
popular vacation
spot for those interested in boating, fishing, and water
recreation. The Dawes Arboretum is one of the most
attractive landscape gardens in the country and is a local
treasure that brings visitors from great distances to take in
the beautiful scenery and learn about nature. These
attractions are recreational benefits to the Hebron and Luray
area
residents
but they also
draw visitors to
the
local
(Based on available data from city‐data.com)
businesses.
Average Crime Rates Since 2008
The small town
setting
of
Hebron and the
rural setting of
the surrounding
countryside
appear to be a
desirable
atmosphere for
most of the
residents in the
area. According
to the Hebron
Comprehensive
Plan, two of the
main
reasons
why people live
in Hebron are
the small town
atmosphere and
the low crime
rate. In speaking
500
450
400
466.1
350
300
315.7
250
306.9
200
150
100
104.5
117.7
50
0
Pataskala
Hebron
Heath
Newark Buckeye Lake
Average crime rates for Hebron and other local communities since 2008. Rates are based upon factors such as number of crimes per capita, additional daily population, and seriousness of crimes. ~8~
The National Trail
Raceway, which got
its start in 1964,
holds
numerous
racing
events
throughout
the
spring, summer and
fall months, with
approximately 100
racing days per year.
The
quarter-mile
raceway and facility is
owned and operated
by
the
NHRA
(National Hot Rod
Association).
This
business provides the
largest tourist draw
in Licking County.
The racing events
provide an influx of
thousands
of
spectators
and
Prime Agricultural Map with the prime agricultural lands shown in brown. (Map from Hebron Master Plan) participants
that
For nearly 200 years, during the modern era, this
spend large amounts of money locally on gas, food, and
community has benefited from highly productive
lodging. During the larger racing events (e.g. MOPAR
farmland. The soils are conducive to growing crops such as
Nationals) it is difficult to find a hotel room in the county
corn, wheat, and soybean. There is some animal husbandry
because of the number of visitors. This facility has achieved
of livestock in this area, but most of the agricultural activity
great success, but it has yet to translate into the creation of
is related to the production of food products. This industry
service and ancillary businesses surrounding the raceway.
is a boon for the community in multiple ways. As a result of
There is some untapped potential with regards to the
the farming community there is locally grown food, taxable
National Trail Raceway and what it can facilitate for this
property with very little cost to the community, beneficial
area.
use of undevelopable property, and sources of employment
and income which are infused back into the community. In
There are approximately 4,000 people employed at the
addition there is an element of Agri-tourism that has spun
Newark Ohio Industrial Park. They are employees of 41
off from the
different companies which make up nearly 6.2 million square
local farming
feet of floor space.
These
activities of the
companies are involved in a
Newark Ohio
area. Both the
range
of
manufacturing,
Industrial Park
Devine Farms
industrial, warehousing, and
and
Pigeon
logistics activities. Specifically  4,000+ Jobs
Roost Farms
there are a number of businesses
 41 Businesses
facilities bring
related to automotive and
exciting family
 48 Buildings
plastics manufacturing. The park
fun to the area
has proven its viability as a solid
 6,200,000
during the fall
environment for business and
season with hay rides, petting
square feet of
industry as it has steadily grown
zoo, corn maze, pumpkin
floor space
over the past 45 years. There is
patches, and outdoor play
currently only about 300,000
 Over 600 acres
areas.
square feet of potential building
~9~
space remaining at the park. It appears that groundwork is
already in place to expand the park and continue to
capitalize on the location and the existing development. The
Village of Hebron has plenty of
capacity with their water and
sewer
facilities,
a
solid
transportation network, and there
is a high quality workforce. An
expansion of the park could lead
to more sites served by railroad
which have become more
uncommon in recent years. In
short,
the
Newark
Ohio
Industrial Park has added
massive
employment
opportunities, big business, and
tax revenue to this area.
Other local businesses have
also served the region well. One
such business, MPW Industrial
Services, has a story with humble
beginnings and has grown rapidly
over the 40 years of its existence.
MPW is a business that is
growing quickly and future needs may dictate the extension
of water and sewer services to their headquarters. Many
other businesses in the Luray area could also benefit from
water and sewer expansion.
A
newer
commercial
complex was developed
after the SR 79 bypass was
completed.
This area
serves as an excellent
regional marketplace and is
anchored by a Kroger
grocery store and Buckeye
Outdoors.
There have
been additions to the
Kroger center within the
last 10 years but some of
the commercial spaces are
currently empty.
If
necessary in the future,
there is room for retail and
service expansion. There is
also a strong contingent of
local,
non-franchise,
businesses
sprinkled
throughout the region.
Many of those businesses
are considered staples of the community, such as; Hayman's
Dari-Bar, Clay's Cafe, Sunset Inn, and UniPAC.
High quality green spaces
and parks are assets
desired
by
most
communities. This region
is blessed with several
terrific park settings. Not
only are Dawes Arboretum
and the Infirmary Mound
Park nearby, there are also
two great local parks right
in the heart of this
community. Canal Park is
located in downtown
Hebron at the former
location of the Ohio and
Erie Canal.
The park
functions more as an urban
pocket park but is big
enough to cater to festivals
and larger gatherings. The
park contains a shelter
house, gazebo, playground,
2 baseball fields, and batting cages. In addition the park
functions as the trailhead for the unimproved multi-use trail
that runs along the former Toledo and Ohio Central
Phase I
Phase II
Master Plan for Evans Park Athletic Complex. (Map by Environmental Planning Associates in Jan., 2008)
~10~
Railroad tracks. Evans Park is located at the northwest
corner of the Village on Refugee Road. This park is placed
in a more rural setting and is much larger (74 acres) than
Canal Park. Evans Park functions as a regional recreational
park with amenities for youth sports, exercising, and
recreation.
inside of the 100-year floodplain. The inability for flood
waters to flow out of the area fast enough causes the South
Fork Licking River and Beaver Run to back up into this low
area and frequently flood agricultural grounds and other
development which has occurred in the floodplain.
Furthermore, due to the potential of flooding there is a large
increase in the cost and risk of developing anywhere within
the 100-year floodplain. Regulatory requirements also add
to the challenge of developing in the floodplain. These
Another asset of the community is its strong local support.
There is a real 'sense' of community in this region. This
stems
from
the
multiple ways the
community is tied
together such as; the
Lakewood
Local
Schools, a defined
town
center
(Hebron), many local
organizations
(churches,
civic
associations, etc.), and
community
events
(Hebron Music and
Arts
Festival,
National Road Yard
Sale Days, etc.). A
sense of pride in a
community permeates
the entire area and
attracts current and
future investors. This
local support will be a
key
in
any
implementation
of
Floodplain Map. The red area shown on the western fringe of Hebron Village shows approximately 80 acres of future
planning
land that will likely be removed from the floodplain during FEMA’s current update to the FIRM maps. efforts.
Blue = Existing to Remain; Red = Potential Decrease; Green = Potential Increase regulations
can
be
burdensome but their intent
In evaluating this area, there
is to ensure the potential area
Flo o d ing Issue s & Flo o dp la in Limit at io ns
were a few items that emerged
of flooding is not modified so
Defic ient Ho using Var iet y
as apparent limitations or
as to properly manage this
E liminat io n o f Agr icu lt ural Land
potential threats for the
environmentally
sensitive
Lac k o f Resid e nt ial Gro wt h
community. One of the most
area. Developments within
Missing a ‘Sense o f P lace’
obvious limitations being the
the floodplain have to
existence of, and potential for,
Lo cal Desig n is no t Co nt ext Sensit ive
consider the possibility of
flooding
within
the
Co ngest io n at SR 37 and U.S. 40
increased time and expenses
designated
100-year
resulting from hydraulic and
Wat er and Sewer need s in Lur ay
floodplain. A large portion of
hydrologic
studies,
site
No nexist ent Unified P lan fo r t he Reg io n
this area is in a low-lying basin
development
challenges
along the South Fork Licking
(which may include raising
River, which provides several challenges. Just within this
the building site above the flood elevation, significant
planning area alone there are well over 2,300 acres that are
grading alterations, and the elevation and material used for
Limitations & Threats
Local Limitations
~11~
the structures), and the potential of buying flood insurance.
These hurdles make it much less desirable to attempt to
develop in these areas, even though the land within in the
floodplain in this region would otherwise be very attractive
for development purposes.
As was discussed earlier, the stable residential
neighborhoods and abundance of quality affordable housing
are strengths of this area. However, there does appear to be
a lack of variety in the local housing market. Up until
the last 25 years, housing options have traditionally included
small village lots, multi-family apartments, or rural
residential. More recently, residential development has crept
into the township which now provides single-family
residential options on two to four acre lots. A medium
density suburban style residential subdivision is also in
progress on the southern edge of the village as well as a
condominium development on the western fringe, both of
which provide new housing alternatives to the area.
However, both of these developments have stalled due to
various reasons, including market demand and the recent
economy. Specifically, what seems to be missing are large
suburban style residential lots, newer homes, condominium
units, and senior housing facilities.
It appears there is a deficient number of large-lot residential
properties in the area, however there have been nearly 150
of these types of lots
Case Study:
created over the last 25
years. Placement of
The Southwest Licking
these subdivisions in
Community
Water
and
the rural portions of
Sewer District was formed as
the
township
a result of failing sewer
exclusively has been a
systems
of
residential
downside to their
subdivisions in Etna, Lima,
development,
and Harrison Townships.
presenting
several
Due to the fact that these
difficulties. First, as
subdivisions were scattered
previously mentioned,
throughout a rural area in
the character of the
1989, the new water and
area around Beaver
sewer district was forced to
Run Road, SR 37, and
cover a massive area. This
Canyon Road has been
significantly altered. A
endeavor proved expensive
suburban residential
and put the district in a
flavor has become
difficult position from the
prevalent
in
the
start. This is not a scenario
township.
This
type
that the Hebron and Union
of transition, from
Township area should look
rural to suburban,
to repeat.
tends to introduce
new mindsets and
needs in reference to community services and amenities.
Second, these large lot subdivisions have developed without
public water and sewer services due to their location in the
rural countryside. In many instances, increased densities
while lacking public water and sewer services have led to
problems down the road.
Recent examples include
Jacksontown and Gratiot, while the closest parallel is
probably the western Licking County area.
Third, these
developments have begun to eat away the prime agricultural
land. Additionally, because they are located in the rural area
instead of around the village fringe, there is a real potential
for these developments to decrease the long-term viability of
adjacent farming activities. Some of the conflicts that tend
to arise when residential developments abut agricultural
business include the access to farm fields, transportation of
farm equipment along public roads, and quality of life issues
(e.g. hours of operation, odors, chemicals, dust clouds, etc.).
Fourth, these developments have generally occurred along
rural roadways that were not necessarily designed or planned
for the increased traffic that they now receive. In these
situations, the township is forced to make decisions on
whether or not to improve these rural roadways which may
include new pavement, widening, and striping costs in order
to serve their residents within these developments.
Slower residential growth has been a blemish on this area
in recent years. Particularly in the village, there have been
fewer residential developments over the past 25 years than
expected given the area's assets and location. The one key
single-family development that has occurred in that
Lake Forest Subdivision timeframe has been the Lake Forest Subdivision on High
Street. During that same time, there were three large multifamily developments initiated including Cumberland
Meadows Condominiums, Crossroads Manor Apartments,
and Sharon Court Townhomes. From 1990 to 2012 the
Village of Hebron grew by 7.45%. This rate of growth may
not seem alarming at first glance. However, if you compare
~12~
Population Change from 1990 ‐ 2012
Central Ohio Ring Communities
113.40%
Marysville**
104.76%
Sunbury
96.89%
S. Bloomfield
80.09%
Ashville
77.52%
Delaware**
45.81%
Johnstown
Union Twp
38.76%
Centerburg
38.67%
29.70%
Granville
24.90%
London**
Lancaster**
Population
Increase by
Community 7%–-12% 25%--46% 78%--113%
Represents approx. 30 min. travel
time from Downtown Columbus
40.96%
Heath
11.94%
Hebron
7.45%
Circleville**
6.68%
Newark**
6.61%
**Indicates a county seat community.
Bar Graph and Map Representing the Population Increases for a Sampling of Central Ohio Ring Communities from 1990‐‐2012 it to other communities around the central Ohio
region which are located approximately the same
distance away from Columbus, the picture
becomes much clearer. As you can see in this bar
graph the majority of these communities have had
tremendous growth over this time period.
Hebron is third from the bottom of the list. Of
the bottom five rates, Hebron is the only community that is
not a county seat. This is significant because county seats
are typically the largest municipality in the county and have
inflated growth from county government, hospitals, and
other major industries that would have typically been located
there long before 1990. There are likely several factors that
contribute to Hebron's slow growth, but one in particular is
probably linked to the previous point regarding the growth
within the rural township areas. In some of these other
communities, the surrounding township areas received little
growth with most of the development occurring within the
municipality. In this region that growth pattern is flipped.
Union Township, over the same time frame, increased in
population by nearly 40%, much closer to the median
growth rate of the other communities reviewed. Therefore,
one reason for this slow growth could be that the market
demand for the area is being met within the township
instead of the village.
~13~
achieved this goal and several that have fallen short. The
Custom Living Solutions redevelopment, the Christopher
Court residential subdivision addition, and the Kroger
complex are examples of recent developments that have a
fitting design context and have added value to surrounding
properties. There are plenty of other developments in the
area that have not been as successful with integrating their
site design with the existing context. Two obvious
illustrations are the Village Shopping Center and the Lake
Forest Subdivision.
“A sense of place is a unique collection of qualities
and characteristics—visual, cultural, social, and
environmental—that provide meaning to a location.
Sense of place is what makes one city or town different
from another, but sense of place is also what makes
our physical surroundings worth caring about.”
-Edward T. McMahon (Senior Resident Fellow at the
Urban Land Institute)
For having such rich history, great
businesses, and superior community
support, there is a real lack of a
‘sense of place’ for this region.
Individual elements that allude to a
strong sense of place can be found at
specific businesses or developments
(e.g. Hayman's Dari-Bar, Clay's Cafe,
Old Hebron Mill, Hebron downtown,
Devine Farms). However, there is no
collection of development or public
space that really embodies this
concept in the Hebron and Luray
area.
As development occurs, it should
certainly enhance and harmonize
with the existing character and
built environment. There are several
examples of developments that have
The Village Shopping Center was
designed much like many of the
shopping centers that were developed in
the 1970s. The design did not take into
account its location within the heart of
the village. Large setbacks, a massive
parking lot in the front, and a lack of
architectural detail, are all items that are
not typically found in this setting. The
Lake Forest Subdivision provided
needed residential expansion but the end
product does not mesh well with the
surrounding existing residences.
In
addition, the subdivision does not
interconnect with adjacent residential
streets and the result is a feeling of
separation from the village.
This
development is immediately adjacent to
the existing village street network and an
opportunity may have been missed to
connect with and expand upon the
existing neighborhoods.
Custom Living Solutions redesigned a
National Road motel into an assisted living
complex. The design scheme maintains the
original integrity of the motel while
integrating the business into the surrounding
village development.
The Christopher
Court addition is an example of a residential
subdivision that continues the lot
configuration and street connectivity of the
existing development while enhancing the
neighborhood with new homes of larger size
and updated design. Although there is
nothing unique about the design of the
Kroger store, the development is appropriate
given its location on the opposite side of SR
79 from the urbanized village area. The
eastern side of the SR 79 and U.S. 40
interchange has developed as a regional
commercial marketplace with a suburban
arrangement.
Custom Living Solutions
Christopher Court Add.
Kroger Complex
~14~
Village Shopping Center
Lake Forest
Subdivision
Generally, the infrastructure in this
area is a positive attribute with the
highways and oversized water and
sewer facilities.
However, in
Luray these items are currently in
need of improvement. The SR 37
and U.S. 40 intersection has
become a point of congestion,
especially during events at the
National Trail Raceway. The local
transportation
agencies
have
reviewed this intersection several
times in recent years to
preliminarily
investigate
the
opportunity for improvements.
However, each time it was
reviewed there were hurdles such
as
the
existing
corner
developments, historical structures, and the alignment of the
existing road intersection. Even though it may be a
challenge, eventually this intersection will need to be
improved. This intersection does not allow for the efficient
flow of traffic during racing events and at times causes
traffic back-ups down SR 37 and onto Interstate 70 causing
dangerous and frustrating situations. The structure at the
southwest corner of the existing intersection was
demolished in 2012, thereby alleviating one of the potential
hurdles to an improvement project.
future of this area should or could look like. Consequently,
there is no single unified plan between the township and
the village. The region could undoubtedly benefit from
having both local entities on the same page and working
toward a cohesive goal. This plan could lay the foundation
for achieving unity in this region if the various stakeholders
will utilize this plan to facilitate discussion and review.
National Trail Raceway VIP & Communications Tower The other roadblock for the Luray area
in regards to infrastructure is the lack
of public water and sewer facilities.
The two largest businesses in the area,
MPW Industrial Services and the
National Trail Raceway, have expressed
interest in having access to water and
sewer services. Other local businesses
(e.g. UniPac Inc. and Strait & Lamp
Lumber) could benefit from these
services as well. In order to encourage
additional successful businesses and
accommodate potential expansions,
water and sewer service will be
necessary. For example, the raceway
senses that the lack of these services
has hindered their ability to grow and
attract larger events to the track.
In speaking with many local officials,
property owners, and business owners,
it has been brought to our attention
that there are a variety of different
outlooks and ideas about what the
Hebron Master Plan was a document that attempted to review this entire region based upon future availability of water and sewer facilities. However, the document has not been used as a unified document for the township and the village. ~15~
The Pockets of Development:
The Grand Idea
After thoroughly reviewing this area, speaking with more
than 20 local stakeholders, and studying the unique details of
this community, the conclusion is simple:
This region should facilitate and encourage
appropriate expansion around the existing
pockets of development by capitalizing on
current assets and resolving minor
weaknesses of the community.
We believe this conclusion is absolutely appropriate due in
large part to the tremendous assets that are already in place.
It is all too easy to take the existing assets for granted and
just attempt to plug in a plan or concept that worked in
another community. Even though it may seem
uncomplicated, this is a goal worth pursuing that will take
foresight and a lot of effort by the local community to
implement.
Four main pockets of development exist in this region
(National Trail Raceway; Urbanized Village; Newark Ohio
Industrial Park; Regional Commercial). Building the future
around these pockets will allow for full advantage of the
existing development while retaining the existing character.
The Village of Hebron has proven to be stable over the
nearly 200 years of its existence. This town has the benefit
of unique character and a wealth of history as previously
discussed. Infrastructure is already in place (interconnected
system of roads; water and sewer with plenty of capacity;
private utilities, etc.) to make redevelopment and new
development on the fringe of the urban area realistic and
logical. The density of the village is able to support small
businesses and attract site selectors of large companies. The
village also has two great parks that drastically improve the
quality of life by providing convenient access to recreation,
leisure, and green spaces.
Industrial Park
National
Trail
Raceway
Village Area
Floodplain
Floodplain
Map of the four main pockets of development in this region. ~16~
Regional
Commercial
The National Trail Raceway accommodates thousands of
visitors at a time, yet there has been little to no ancillary
business development near the track. This business as an
underutilized asset of the community that could potentially
become much more than it is today. The track was
developed in an odd location in the middle of agricultural
fields, in a floodplain, and crammed between two roads.
Despite all of that, the track has been successful and does
not appear to be leaving anytime soon. Therefore, it is
recommended that the community rally behind this business
and help facilitate its growth. This is another pocket of
development that should be expanded.
Floodplain & Agriculture:
One of the primary reasons why we believe that growth
should be focused around the existing pockets of
development is due to the floodplain and agricultural land of
the region. As mentioned earlier in this plan, there are over
2,300 acres of property within the 100-year floodplain in this
region. During the initial review, possibilities to reduce the
floodplain and increase ground available for development
were researched. However, what was discovered is that this
endeavor was unnecessary and unlikely. There is already
plenty of developable ground in the Hebron area. In this
planning area alone there is enough ground
to triple the geographic size of the urbanized
village, increase the industrial park by 50%,
double the acreage used in or ancillary to the
raceway, and double the regional commercial
complex, all while preserving a majority of
the agricultural land and avoiding the
existing floodplain. The other finding made
was during the review of the history of the
South Licking Watershed Conservancy
District. This district was created in 1969
after devastating flooding that closed down
Interstate 70 in 1959. The district and its
steering committee worked for nearly 40
years to develop workable solutions to the
flooding
issues. In the mid 1980s an initial
Aerial Photo of Newark Ohio Industrial Park (From Southgate Corporation website)
Forty-one large companies, hundreds of acres, thousands of
jobs and local customers, and millions of dollars paid out in
property taxes and personal wages. This is a description of
what the Newark Ohio Industrial Park provides this
community. This is the largest of the four pockets of
development. The park has provided a solid tax base
(village and township), employment opportunity, and an
increased customer base for local businesses. The park is
nearly full and it would be wise to find a suitable site for
expansion to continue building upon these qualities.
The regional commercial area east of SR 79 is the perfect
location for large retail establishments and potential big box
type buildings. This development is cut off from the town
area both visually and by the road network. The interchange
at SR 79 and U.S. 40 allows regional traffic to come into the
area without burdening the village center with vehicular
congestion. Given the current number of available units at
the Kroger complex and the over 100 developable acres that
remain, there is plenty of space to accommodate commercial
uses well into the future. This eliminates the need for
accommodating
regional
commercial
development
elsewhere in this region.
~17~
1983 Project Map from the South Fork Licking River Watershed Plan. The Green areas show the drainage area controlled by the proposed Lobdell & Big Hollow Reservoirs. Hebron – Luray Area Plan
plan was approved by the U.S. Senate and House of
Representatives. This plan called for two new reservoirs
(Lobdell and Big Hollow) which would help control the
headwaters, a new bypass channel on the north side of
Interstate 70, widening of existing channels, and a new dike
from Hebron to the South Fork Licking River. However,
farming community by preventing a scattered pattern of
growth which would create more of those potential conflicts
as detailed earlier (access, roadway use, odors, etc.). Guiding
the growth to these pockets increases the likelihood of
continued farming activity in this area primed for
development.
Primed
Growth:
for
The reason it is so
important to plan for
agricultural production
into the future is because
this area is primed for
growth.
Although it
hasn’t happened yet, it is
easy to envision a real
explosion
for
this
community over the next
20 years, similar to what
has occurred in other
small
communities
around the Columbus
Hebron/Luray portion of the 1983 Project Map from the South Fork Licking River Watershed Plan. The region. As mentioned,
bypass channel, existing channel enlargement, and Hebron dike are all shown in this map. The yellow area the existing infrastructure,
was the proposed area to benefit from the projects. access, location, jobs, and
the project began to run into trouble in the ‘90s when
high quality of life make this area attractive to future
appraisal letters were mailed out to 38,000 property owners
development. If that occurs, the agricultural ground could
within the district. The project was significantly delayed
be in jeopardy and unplanned growth could make it more
when more than 6,000 residents filed appeals to those
difficult to retain the rural farming businesses and character.
appraisals in the court system.
Additionally, later
If unplanned growth is allowed to happen the cost of local
investigation uncovered flaws in the project’s design due to
services is likely to go up, the character of the area will be
the shallow aquifer which would not allow for the proposed
altered, and the community will be saddled with the negative
bypass channel and poor soil types that would not hold
attributes that the growth may bring well into the future.
water within some of the proposed reservoirs. This group
was still meeting until recent years but does not appear to be
actively pursuing any major flood control measures at this
point. This history helps give some perspective on the
difficult issues surrounding the local floodplain. In short,
the floodplain will likely need to remain undeveloped into
the foreseeable future.
Preservation of nearly 2,000 acres of prime agricultural
ground within the planning boundary is one positive result
of the floodplain remaining undeveloped. As mentioned
earlier, a majority of the land in this area is considered prime
agricultural land. One of the local farmers explained that
they are “well blessed with productive soils”.
By
concentrating future development around the already
existing pockets of development more of the local farmland
can be preserved. It also helps put fewer burdens on the
“…we are well
blessed with
productive soils”
-Local Farmer
~18~
Concepts to Help Facilitate
Expansion, Build Upon
Assets, and Overcome
Problem Areas:
The existing Union Township Zoning Map has
approximately 700 acres of General Business zoning
in the SR 37 and U.S. 40 area, not including any of the
property owned by National Trail Raceway. The
majority of this General Business zoned area is also in
the floodplain. This acreage is roughly the same size
as all of the commercial zoning in the City of Heath.
There has typically been several empty units at the
Arrowhead Plaza (Kroger Complex) and the Village
Shopping Center which indicates there is not a local
need for additional commercial property at this time.
Future Use of Land:
One of the most direct ways to guide future growth is to
ensure that the appropriate land uses are being utilized. This
is typically done through local zoning regulations which are
steered by the comprehensive plan and future land use map
of a locality. The zoning map, zoning districts, and future
land use map must be up-to-date and representative of the
community’s desires in order to facilitate properly planned
growth. Both of the local entities in this region have
recently worked on these documents. The Village of
Hebron updated their Comprehensive Plan in 2008. Union
Township is currently in the process of updating their
zoning map to more accurately reflect their existing
conditions and mesh with the zoning text. However, during
the course of our review some gaps have been identified
between the local zoning and comprehensive planning
documents and what we’ve discerned as the desired
direction of the community.
Concept: Reduce the amount of commercial zoning
and land use shown on the zoning maps and
future land use plans. There is an excessive
amount of commercial business shown on both
the village and township plans. Over zoning for
business development can reduce the value of the
local commercial zoning. It can also create an
unsuccessful
business
environment
by
encouraging development to occur outside of the
existing or truly desired business areas. The top
priorities should be to support filling up the
existing commercial units, redevelopment in the
Hebron town center, and business expansion
surrounding the National Trail Raceway. Future
business should not be encouraged to develop in
a sprawling manner along the major highways, but
rather, they should be arranged as a condensed
business core.
Proposed Union Township Zoning Map. The pink areas are General Business and the dark red are Sports Entertainment (Owned by the National Trail Raceway). Concept: Union Township should consider expanding
the currently proposed Sports Entertainment
district to parcels adjacent to the National
Trail Raceway. The district should also include
uses that are ancillary to or supportive of the
sports entertainment venue itself (e.g. automotive
parts and sales, condominium residential,
campgrounds, hotels, restaurants, gas stations,
museums, etc.).
Concept: The village should consider adding an
Agricultural zoning district to the zoning
ordinance. Most of the village area is planned
for development, but if the village expands and
annexes additional ground then it may be
necessary to allow for long-term agricultural
activity. In addition, there are nearly 600 acres of
ground currently being farmed inside the village
and an agricultural district could accommodate
those existing land uses more appropriately.
~19~
Concept: The Village of Hebron should consider
implementing
the
Neighborhood
Commercial (NC) zoning district into the
Village Zoning Map. Currently, this NC district
is within the zoning ordinance but is not mapped
anywhere in the village. All of the commercial
areas are currently zoned General Commercial
which is intended to cater to a broad range of
businesses which serve a regional customer base.
The
Neighborhood
Commercial
district intends to
provide the daily
staple needs of
the
local
population. This
district would likely be more appropriate for the
Hebron town center or other small clusters of
commercial development within the village area.
The village should also consider increasing the
maximum floor space restriction within this
district which is currently 5,000 sq. ft. This may
unnecessarily limit the potential businesses or
expansion of existing businesses.
Concept: The residential districts within the Village of
Hebron Zoning Ordinance should be
thoroughly examined to ensure that the
districts mesh well with the existing built
environment. These districts should allow for
and encourage the density, setbacks, and character
of the original village setting. In review of the R1, R-2, and R-3 residential zoning, these districts
force
a
vast
majority of the
existing parcels and
structures into a
non-conforming
status.
The
grouping of the
residential districts
should also be
logical and fit
together with the
existing
parcels.
The village may
also
consider
creating brand new
residential
and
commercial
districts that are
specifically aimed at
maintaining
the
small lot sizes,
density,
and
setbacks typical of
the existing village
lots.
Existing Village of Hebron Zoning Map. This shows that there is not a single Neighborhood Commercial district mapped. Further, the Kroger complex and the town center commercial are both zoned GC although the two areas are very different in use and scheme. ~20~
of the commercial land uses in the SR 37/U.S. 40
area, the encouragement of rural residential
development throughout the entire township, and
a lack of protection for the agricultural businesses.
Additionally, with the availability of water and
sewer services extending further into the
township, now would be a reasonable time to
review the future plans for the community.
Matching up Village Parcels with Zoning
A majority of the lots within the town area have the
following typical measurements:
 Lot Widths: 48' - 58'
 Common Original Lot Dimensions: 50' x 175'
 Lot Sizes: 6750 sq. ft. - 12384 sq. ft.
 Front Yard Setbacks: 0' - 20'
The following are the three residential district
requirements that regulate these town lots:
Summary of Hebron Res. Zoning Requirements
Min. Lot
Width
Min. Lot
Size
Min. Front
Setback
R-1
R-2
R-3
120’
100’
80’
20,000 sf
14,000 sf
11,200 sf
40’
35’
35’
This is an example of a
typical residential village
lot (50’ x 175’). This
parcel happens to be
zoned R-1. You can see
in the table above how this
lot
becomes
nonconforming with all three
of the listed zoning
requirements.
This is the current Union Township Future Land Use Map which was last updated in 1998. The red shows business use sprawling along the entirety of U.S. 40 and up to Refugee Road along SR 37. The yellow represents Rural Residential and Agricultural use. Concept: Union Township should contemplate
updating their Comprehensive Plan, or at
least the Future Land Use Map. The current
plan was put in place in 1998 and does not seem
to match the community’s direction. Specifically,
there are concerns with the amount and location
~21~
Conceptual Future Land Use Map
Considering the concepts that were just covered regarding
the local zoning and land use, we developed a conceptual
future land use map. This map incorporates these ideas and
attempts to allow growth surrounding the existing pockets
of development that were described. This map illustrates
how these ideas should shape the future land use of this
region. This map allows for expansion of the National Trail
Raceway, the regional commercial complex, and the Newark
Ohio Industrial Park. Growth surrounding the periphery of
the village is also shown. Additional residential land use
advances to the northwest of the village to wrap around the
Evans Park and merge with the existing residential
development on Beaver Run and Canyon Roads. The
categories (colors) and subcategories (numbers) used for the
conceptual future land use map are based upon density and
design and are described more thoroughly on the right side
of this page. The proceeding pages show the map in more
detail for individual sections of the reviewed area.
1
2
3
1
2
3
4
1
2
Village Res.: small lots with size, density, and design of the
original village (.2—.35 acres) intermixed with local business
Medium Density Res.: medium density with suburban style
design and character (0.25—2 acres)
Low Density Res.: larger lots with estate style design and
character (2—4 acres)
Village Commercial: town center businesses on small
parcels or combined parcels with typical village design
Local Commercial: suburban/rural style service businesses
Regional Commercial: larger stores catering to broad
customer base inside and outside of this region
Interstate Commercial: accommodation business for
interstate traffic
Industrial: warehouse and manufacturing businesses with
large buildings and parcels
Business Office: smaller office development in an individual
or office park setting
Conceptual Future Land Use Map for the Hebron—Luray Region ~22~
This is a portion of the conceptual future land use map zoomed in around the village. A reduction in the amount of commercial land use is visible in this map as well as expanded regional commercial and industrial areas. The residential density fans out from village residential to rural residential toward the northwest of the village. Three proposed road extensions are shown (Enterprise Drive, Canyon Road, and Refuge Road) to connect collector roadways together and allow development to build from. Conceptual roadways are also shown to illustrate the density and design indicated, but they are not studied roadway locations. ~23~
This is a portion of the conceptual future land use map zoomed in around the SR 37 Corridor. A reduction in the amount of commercial land use is visible in this portion of the map as well. Large portions of agriculture is shown as being preserved and the residential in the area is low density and rural residential. Conceptual roadways are also shown to illustrate the density and design indicated,
but they are not studied roadway locations.
~24~
Flooding Concerns:
As mentioned in this plan, one problem area has been the
flooding issues which cause issues with local and regional
traffic and destroy personal property (homes, crops,
businesses, etc.). We’ve also discussed that there have been
extensive investigation done in regards to combating the
flooding issues and eradicating the floodplain in the area.
However, none of those efforts have been fruitful to date.
Concept: Prevent large amounts of impervious
development within the floodplain that would
increase the flooding issues that already exist.
This can be accomplished through the Licking
County Floodplain Regulations and through local
zoning regulations.
Prime Agricultural Ground:
There are thousands of acres of prime agricultural soils in
this area that produce an abundance of food for the local
and regional community. These businesses are an asset and
help maintain the desired rural character of the community.
Concept: Preserve as much of the prime agricultural
land as possible and ensure that agricultural
production is truly feasible into the future.
This can be facilitated by guiding new growth
toward the existing pockets of development
through local zoning controls (township and
village). Local zoning can also enable the
feasibility of agricultural business by excluding
conflicting uses within the agricultural zoning
district. The village does not currently have an
agricultural zoning district and should consider
adding one for use on those lands that annex into
the village but are not planned for growth.
Utilizing the Agricultural Easement Purchase
program is another way to ensure the farmland of
this area remains well into the future while
compensating the property owners who have
developable property.
Water & Sewer Facilities:
The Village and the Newark Ohio Industrial Park are already
served by water and sewer facilities. However, these services
currently do not extend to the Luray area. With MPW, the
Water & Sewer Extension Map showing possible expansions to the Luray area, including the National Trail Raceway and MPW Industrial Services. ~25~
off access from the public roadways to adjacent
developable properties (i.e. Crossroads Manor).
National Trail Raceway, and other local businesses desiring
to grow their business, this lack of services causes a real
challenge.
Concept: Licking County should partner with MPW
and National Trail Raceway to extend water
and sanitary sewer services to these
businesses. The sanitary sewer could come from
existing Licking County sanitary sewer lines near
the I-70/SR 37 Interchange. The water service
would likely come from the Village of Hebron or
the Southwest Licking Community Water and
Sewer District. The analysis to extend these
services should take into account costs, level of
cost recovery, capacity, distance, and timing.
According to the Village, their water treatment
facility is currently operating at about ¼ of
capacity and the sanitary sewer facility is operating
at about ½ capacity. This extension would not
only be able to service MPW and National Trail
Raceway, but also the anticipated future growth in
this area as indicated in the Conceptual Future
Land Use Map.
Road Improvements & Connectivity:
Benefits of the existing highway system have already been
discussed as they allow for smooth movement of the
regional traffic through the area. The local road network is
also good. The original grid pattern in Hebron provides
ample opportunity for connection and circulation around
the village to the various collector roads leading out of town
such as; Canal Road, Refugee Road, Canyon Road, High
Street, and of course National Road. The one key concern
in regards to the local road network is the interconnectivity
of current and future development around the periphery of
the village area. The one obvious area of weakness for the
highway system is the long term functionality of the at-grade
intersection of SR 37 and US 40. This intersection can
become congested even on a daily basis with the amount of
daily traffic, but it becomes a real liability during events at
the National Trail Raceway.
Concept: Interconnect fringe development with the
existing road network and continue the grid
pattern adjacent to the existing village where
feasible. Not only will this provide better
circulation throughout the town, but it will ensure
all future development is associated to the
community and will prevent a sense of isolation
or separation (i.e. Lake Forest Subdivision). This
concept also focuses on avoiding growth that cuts
Crossroads Manor has been developed in a way which has reduced the possibility of extending 6th Street to adjacent property. This is an example to avoid in order to allow for connectivity and extension of the current grid pattern. Concept: Plan for the extension of Canyon Road (from
Refugee Road to National Road) and Enterprise
Drive (from High Street to Canyon Road). Both
of these extensions are alluded to in the Hebron
Comprehensive Plan and are logical street
extensions.
They would both allow for
development on the fringe of the village and
surrounding Evans Park as well as expansion of
the Newark Ohio Industrial Park.
These
extensions would also help ensure that the local
collector roads can adequately serve the future
increases in traffic by providing convenient
connections to National Road and SR 79.
This map shows the location of the three proposed roadway extensions. Canyon Road extended to U.S. 40 (Purple); Enterprise Drive extended to Canyon Road (Red); Refugee Road extended to High Street (Orange). ~26~
Concept: Investigate the ability to extend Refugee
Road to High Street. This collector roadway
currently merges with Ninth Street and
functionally extends to National Road. Extending
Refugee would build upon the idea of creating
convenient collector roadways that would serve
the future development. In addition, a roadway in
this location would potentially allow for multiple
connections to the existing grid network and
open up the expansion of that network north of
the village. This proposal would be presented
with some challenges including the increased cost
of multiple stream crossings and the tight spacing
between existing structures. However, the spirit
of this concept could be achieved by numerous
methods.
Concept: Avoid extending Integrity Drive to National
Road. This is the one extension proposed in the
Hebron Comprehensive Plan that may not be a
good idea. This extension seems unnecessary and
would not open up any additional property for
development. Furthermore, the extension of this
industrial road would intersect National Road at
the entry point of the village which would detract
from the quaint residential character presented at
the westbound entrance from SR 79.
Concept: Place upgrades to Refugee Road (National
Trail Raceway to Ninth Street) and Canyon
Road (Beaver Run Road to Refugee Road) on
the local Capital Improvement Plans. These
roads are likely to see increased development
This road extension will have its challenges but the point of the concept is to find a way to increase the connectivity on the north side of the village to future development. Between the stream, the floodplain, and the Crossroads Manor extending 6th, 8th, or 9th Streets would be difficult so it will be important to find a way to do this so future development is not cut off from the village core. The options shown are a two‐way extension from Refugee to High with connections to 8th & 6th Streets (Top Left); two‐way extension from High to 6th Street with a one way extension from Refugee to 6th Street (Bottom Left); two‐way extension from High to Enterprise Drive expansion connecting 6th Street (Right). ~27~
activity and their functional role as collector
roadways will escalate. Therefore, these roads will
eventually need to be repaved and widened. At a
minimum, these rural collector roadways should
be widened to 20 feet with 4 foot berms and left
turn lanes installed where necessary. It may be
appropriate to widen small portions of these
roadways to as much as 36 feet with a middle
turn-lane if the development occurs similar to
Existing Road Conditions
 Refugee Road is 18-20 feet wide.
*Within the Village Refugee Road has been
repaved in the last few years and has 1-2
foot berms.
*There are no berms on the township
portion.
 Canyon Road is 17-18 feet wide with little
to no berms.
what is shown on the conceptual future land use
map in this plan.
Concept: Evaluate the options to improve the
intersection at SR 37 and US 40 with left turn
lanes. As discussed earlier, improvements are
needed at this intersection in order to
accommodate event traffic to the National Trail
Raceway and long-term daily traffic. This should
include an analysis of the existing intersection and
a realigned intersection. If it is determined that
these improvements would be too costly due to
the taking of adjacent property or the angle of the
existing intersection then realignment should be
considered.
Conceptual graphic of a potential
realigned intersection of SR 37 and U.S. 40. Realignment would give ample room for turn‐lanes at the intersection and could
adjust the intersection to a more desirable
90 degree angle as well. The existing SR
37 roadway could have cul‐de‐sac’s installed at the termination and that
roadway would become a local roadway
only. Further, the MPW driveway could be
extended to the new alignment without
losing direct access to the highway. This
proposed project would require
approximately 0.9 miles of new roadway. ~28~
National Road. The connection with National
Road is important for two reasons. There are
existing sidewalks on both the north and south
sides of National Road which means anywhere in
the village would be easily accessible to the
Licking Park District path. Secondly, the draft
Licking County Multi-Use Trail Plan specifies an
on-street bike lane on the National Road to serve
as a major east/west connection. The park
district path extension would link with any
potential on-street bike lane.
Small-Town Connectivity:
One of the biggest strengths noted in this review is the
small-town walkability of the Hebron village. This is a great
asset which adds to the charm of the town and helps make it
an enjoyable place to live. The village has made pedestrian
travel a priority by actively pursuing sidewalk projects that
will increase the walkability. In part, this goal is achievable
due to the compactness of the developed village which is
only about 1 mile wide
“If we can connect every
and 1 mile long. Within
a half mile walk (8-11
part of Hebron then
minutes) a pedestrian
we’ve connected
can travel from the
Hebron town center to
people!”
nearly any part of the
-Local Official
urbanized village.
Concept: Continue to support pedestrian activity
throughout the village by investing in
projects, facilities, and amenities.
These
improvements should make it safe, convenient,
and fun to walk around the town. Consideration
should be given to design of individual sites and
to community projects. Each project should
endeavor to link existing and planned paths.
Pedestrian scale amenities (i.e. street furniture,
crosswalks, pedestrian signals, pedestrian lighting,
etc.) and interest points (i.e. interpretive signage,
statues, artwork, murals, walking tours, etc.)
should be incorporated into the overall walking
experience.
Concept: Link together the Hebron High Street
sidewalk project and the Hebron CDBG
sidewalk project (6th Street) through the
future redevelopment of the old dealership
property. This will provide a unique connection
which can be further extended to Evans Park
along the proposed Refugee Road extension.
Further, this path should follow along the stream
to increase the aesthetic benefits. This is a
concept that would take full advantage of current
projects in the village and ultimately shorten the
distance from Canal Park to Evans Park.
Concept: Partner with the Licking County Area
Transportation Study to conduct a “Sidewalk
Inventory”. Such an inventory would likely
include the location (GIS mapping) of the existing
sidewalks, the condition of the sidewalks, and the
location of pedestrian improvements (i.e. curb
ramps, crosswalks, etc.). This could prove useful
in determining the top priorities for new or
replacement sidewalk projects based upon the
existing network and the condition of the
network. It could also assist with future grant
applications for pedestrian or non-motorized
improvements.
Concept: Extend the unimproved Licking Park District
path through Canal Park to the planned
sidewalk project along South High Street.
This would extend the current path to about 3
miles in length and would connect the path with
~29~
A portion of the proposed sidewalk project map. This project will extend sidewalk (red) from U.S. 40 south through Canal Park and along High Street all the way to Lake Forest Subdivision. Hebron – Luray Area Plan
Sense of Place:
As asserted, this region is missing a strong sense of place,
however, that certainly does not indicate that the community
is boring, ordinary, or unsuccessful. However, creating an
environment with a sense of place does allow residents and
visitors to experience and remember the exciting and unique
aspects of the community.
Concept: Look for opportunities to design spaces with
purpose that relate to the human scale and
exhibit the special qualities of the region. If
this is accomplished the expected outcomes
would be: successful businesses, high-quality built
environment, connection with the local history,
amplified association to the 'hometown', and
improved attraction and perception of the region.
The foundations (history, parks, unique buildings
and businesses, etc.) are already available to
achieve this idea and should be aligned as part of
this concept.
A great public space with a strong
sense of place should.....
Concept: Consider facilitating the creation of unique
spaces in the “Crossroads Corridor” and the
National Trail Raceway complex. These are
two areas that
have
a
Crossroads Corridor
tremendous
Defined: In the Hebron
potential to create
town center where the canal
a sense of place in
and railroad crossed over
two very different
National Road and came
ways. There are
together in current day
numerous
Canal Park.
characteristics of
Sense of Place
and opportunities already in existence in these
two locations to build from. In order for
facilitation and encouragement of these concepts
the village and township should work with the
property owners to design a master plan for each
location. These plans could be implemented
through a Planned Unit Development zoning
district.
Existing Spaces with an Opportunity for the
Creation of a Sense of Place
…promote human contact, social activities, and
community involvement.
The Crossroads Corridor
…provide a space that is safe, welcoming, and
accommodating for all users.
 Canal Park (social activities, attractive green
space)
 History of the canal/railroad/National Road
(Unique opportunities for marking and
remembering the crossings in park or business
districts)
 Hayman’s Dari-Bar (successful business, human
contact, cultural landmark)
 Hebron downtown commercial business (special
character, unique architectural design)
 Hebron Mill (appealing architecture and history,
well maintained exterior public space)
 Hebron OHS Historical Marker & ONRA
Interpretive Sign (remembrance of local history)
 Redevelopment Opportunity at old Bowman
Dealership
 Hebron Fire Station/American Legion
(Community involvement)
……Continued on next page
…incorporate design and architectural features
that are visually interesting and inviting.
…reflect the local character, culture, and
history.
…relate well to adjacent uses.
…be well maintained and defined.
…have a unique or special character.
…offer comfortable green spaces and
landscapes.
…allow people to arrive at the environment via
multiple modes of transportation.
…create and sustain successful businesses.
Sources:
American Planning Association's "Characteristics and
Guidelines of Great Public Spaces"
“Elevating the Sense of Place: The First Impression of
Urban Spaces” by Corrie Meyer, ASLA (ASLA Urban Design
Newsletter, Summer 2011)
~30~
Continued…
National Trail Raceway
 Human interaction
 Future development can reflect National
Road design character and be visually
inviting.
 Cultural Landmark with unique history at
track and site of Luray Cornhusking Event.
 Master plan of complex would be well
defined and largely maintained by NHRA.
 Offers enormous green spaces.
 Has a specialized racing/automotive theme.
 Allows arrival by multiple modes of
transportation (Buckeye Executive Airport).
 Successful business.
The town center in Hebron already has many businesses and spaces
that make it a logical choice for attempting to create and build upon a sense of place. There’s a real symmetry amongst the Canal Park,
redevelopment of the old dealership, the old village hall, the
downtown commercial businesses, the Old Hebron Mill, the Hebron
Fire Station, Hayman’s Dari‐Bar, and the High Street sidewalk project. All of these items lay a foundation with the characteristics
listed in the description above of great public spaces. Given these
items the community should find a way to expound upon these
strengths and link them all in a way which creates the “place to be” and facilitates successful businesses. The conceptual drawing below is just one idea on how to go about
creating such a space. This illustration shows a variety of
improvements and alterations to the downtown area intended to
help create an exciting place that is all linked together. ~31~
Specifically, this plan shows increased
pedestrian linkages, reduced widths on
National Road, defined on‐street parking, street trees, pedestrian amenities,
redevelopment of the dealership space
with a traditional village design, redevelopment of the Ours Garage into a
farmer’s market and attractive business
space, brick design of Canal Street, a
pedestrian linkage between Canal Street
and the downtown businesses on Main
Street, artistic features to reflect history of
the canal and railroad. The Ours Garage and Wrecking Service is a
successful current business on Canal Street.
The reason this location was chosen to
demonstrate the concept of sense of place
is largely due to its location. This business
is on top of the old canal bed, directly
across High Street from Canal Park, and
immediately behind the Main Street
business strip. It has the opportunity to link
many of the special places in this area and
create a unique place of its own. We’ve
suggested a farmer’s market and restaurants with outdoor dining as well as
a potential relocation of the Hebron
Museum. ~32~
The other area that has many of the
qualities of sense of place is the National
Trail Raceway. This is a business and a
venue with all the possibilities in the world
to create a great experience for residents
and visitors. The track itself has been quite
successful, but there is still untapped
potential. A robust complex with many
businesses feeding off this anchor business
should be feasible. Other uses such as:
condominiums, storage, lodging,
restaurants, an automotive parts store,
other racing venues, a museum, are
possibilities to enhance the experience at
the track and make a unique space for the
visitors which in turn creates a special place
for the residents as well. Larger events and
more customers means the track can also
expand its facilities. This type of
development would also create an
abundance of tax revenue as well. This map shows some possibilities for supplementary uses to the National Trail Raceway if the appropriate infrastructure and master planning is put in place. The bubbles shown on the map are merely suggested locations for potential development of those uses.
~33~
Concept: The township and village should encourage
context sensitive design guidelines along the
The wealth of history and character in the Hebron and
National Road. These guidelines should apply
Luray area has been discussed and documented throughout
to new, infill, and redevelopment projects. This
this plan. This character is worth protecting through
specific National Road design type should
preservation, site development, and roadway design. Site
especially be prominent in the village west of SR
and building design is extremely critical to a community’s
79, in Luray, and at the National Road Raceway
character and identity. The approach that is taken in the
complex. This can be accomplished through
design of a property may result in a development that is
collaboration with property owners or through
completely out of context with the existing built
incorporation of architectural standards into the
environment of the area (i.e. Village Shopping Center). It is
zoning regulations. The township could utilize
important that new development, infill development, and
these standards within the proposed National
redevelopment efforts be cognizant and respectful of the
Trail Raceway PUD district, and the village could
existing community. The Ohio National Road Association
apply these standards in a zoning overlay district
worked with consultants to develop a design handbook in
along National road. A wonderful set of site
2006 which specifically addresses the
development and roadway corridor
Identified Critical
historical character and design of property
guidelines are listed in the Ohio Historic
Resources
along the National Road throughout the
National Road Design Handbook (Rural
various settings found in Ohio.
This
Scenic Section for Union Twp &
 Hebron Downtown
publication, the Ohio Historic National
Commercial Main Street and Historic
Road Design Handbook, is a wonderful
Commercial Buildings
Urban Fringe for Hebron Village). These
resource for local entities and should be
 Hebron Mill Building
sections help guide building placement,
consulted by all design professionals
 Former Hebron School
architectural features, parking design,
working along the National Road.
access management, landscaping and
(Masonic Lodge)
screening materials, and the use of
 Former Hebron Village
Concept: Create a “Comprehensive
accessory structures (sidewalks, lighting,
Hall
Critical Resources Inventory”
fencing, and signage).
The current
 Devine Farms
which will be a tool to help
farmhouse and barns
Examples of appropriate rural design elements.
guide the protection and

Old
Luray
Schoolhouse
preservation
of
historical
 Cornhusking Event Site
structures, significant sites,
 Canal Park (Site of
scenic views, and natural
original canal)
features. This effort is necessary
 Site of original Canal
to
ensure
the
long-term
and National Road
maintenance of the region’s
history, character, and assets.
crossing
 National Trail Raceway
Concept: Incentivize the preservation
 National Road
and
rehabilitation
of
Milemarkers
significant
or
historical
structures through tax credits
or other means of enticement.
It can often be very expensive to rehabilitate old
structures. Therefore, if the local entities believe
these private projects (i.e. Hebron Mill
rehabilitation, Devine Farms preservation) are
priorities for the overall community then those
owners creating attractive and historically
appropriate rehabilitation and preservation
projects should be rewarded.
National Road Design:
~34~
Hebron Master Plan elaborates upon the concept
of design in a section entitled “Urban
Design/Placemaking.. The ideas within this
section of the plan should be pursued and they
mesh well with and build upon the concepts
within this plan. Specifically, the master plan
offers specific thoughts on redeveloping the
building facades and streetscapes.
Examples of appropriate urban design elements. There are many
features in this area which
represent the small town character.
These include outdoor dining,
projecting signs, and traditional
urban residential and commercial
buildings. There are also plenty of
institutional buildings which exemplify the National Road’s
urban setting as well. Specifically,
the former Hebron United
Methodist Church (shown) has
recently merged with the New Life
Methodist Church and now the old
church building is for sale. This site
is an opportunity for reuse of a traditional building. Much like the
Custom Living Solutions example,
this building could be redesigned
into a senior living facility or a
multi‐family residential use while maintaining the integrity of the
original church building. Concept: Integrate the celebration of the local history
and the National Road into the fabric of the
community with every chance including
signage, structures, and events. In a way this
develops a theme for the community and builds
upon the reputation of the area. This can also
help promote travel and tourism because many
visitors already travel the National Road due to its
designation as an Ohio Scenic Byway and All
American Road.
Providing interpretive
opportunities in the community which tell the
various stories of the area will attract even more
travelers. This region already has two interpretive
Examples of features that
celebrate and enhance the
signs installed by the Ohio National Road
history and character of the
Association, but there is another currently
area. (National Road
planned (Luray/Cornhusking) and a fourth
community banners,
possibility may be the National Trail Raceway.
interpretive signs, murals,
milemarkers, OHS historical
markers). ~35~
Attachment A: Conceptual Drawing of Hebron Town Center (Illustration by AW)
~36~
Attachment B: Sketch of Crossroads Corridor Concept (Sketch by AW)
~37~
Attachment C: Bubble Map of National Trail Raceway Complex
~38~
Attachment D: Conceptual Future Land Use Map (Proposed by this plan)
~39~
Attachment E: Existing Union Township Draft Zoning Map & Future Land Use Map
This zoning map is being proposed by the township at the same time as the completion of this plan. It is anticipated that this zoning map will be adopted by the township and will become the official Union Township Zoning Map. Current Union Township Future Land Use Map. ~40~
Attachment F: Existing Village of Hebron Zoning Map & Future Land Use Map
Current Village of Hebron Future Land Use Map. Current Village of Hebron Zoning Map. ~41~

Hebron – Luray Area Plan

Transcription

Similar documents

nineteen news April 11 - Alden

Prosperity Through Partnerships - Hebron Ventures Global

May 14-16, 2015

Offham Parish Council “Our Village” photo competition

VM - Village Market

versione PDF - Appartamenti Casa vacanza Kaporo

PLAN COMMISSION MEETING STAFF REPORT

March 2012 - Alden-Hebron School District #19

Adecco is currently recruiting for Long Term Industrial positions in