PURPOSE: determination of existing land use and preparation of plan for future development
AREA STUDIED: City of Massillon area West of 17th Street NW and SW and portions of an area bounded by Overlook Avenue SW, Euclid Street SW and Oberlin Avenue SW -- all of Ward 6 and a portion of Ward 5 of the City of Massillon.
RESEARCH DATA: windshield Survey of existing land use, examination of traffic patterns and sanitary sewer availability, review of demographic data, review of existing zoning and subdivision regulations of City of Massillon
FORECASTING: proposed and foreseeable development trends
CITIZEN ADVISORY GROUP: provided input and advise on development needs and development plan
EXISTING LAND USE: approximately 45% single-family residential; 15 duplexes and multi-family structures; 2 single-family mobile home parks; 2 public parks; 2 public and 1 private elementary schools; 1 private high school and college; 5 churches; Ohio Highway Patrol District Headquarters; City Fire Station; public drinking water storage tank; 2 convenience stores; 1 private club; scattered commercial structures, 1 industrial site. Approximately 50% agricultural lands (primarily crop farmed) and vacant land.
DEMOGRAPHICS: population: 5,394 or 17% of City total with a homogenous population slightly older than City median age, with 98% being white; households: 72% family with 83% owner occupied housing units; housing units: 73% single-family, 5% duplexes, 6% multi-family, 16% mobile homes; value of owner-occupied housing units: 4-12% higher than City-wide median average; employment: homogenous blue-collar workers with low percentage of college graduates, with lower unemployment than City average, median household income 17% higher than City-wide average with appreciably lower unemployment levels and much lower numbers of persons and families below the poverty level than City averages.
SITE A: 28 acres bordered by Oberlin Avenue, 9th Street SW and State Route 241, currently used for manufacturing and partially vacant land, proposed to be utilized for light industrial purposes.
SITE B: 120 acres between Millersburg Road and State Route 241, currently vacant and industrial, proposed to be developed into single-family residential uses.
SITE C: 50 acres East of Deermont and North of Millersburg Road, currently agricultural, proposed to be developed for single-family residential uses.
SITE D: 105 acres of vacant land West of 29th Street SW and North of the Greendale-Millersburg Road intersection, proposed to be developed into single-family residential and single-family condominium uses.
SITE E: 26 acres of largely vacant land on 32nd Street NW south of Lincoln Way West, proposed to be developed for single-family residential with a public park.
SITE F: 40 acres of vacant land East of 27th Street NW, proposed for single-family development.
SITE G: 38 acres of mostly vacant land between 27th and 32nd Streets NW North of Lincoln Way West, proposed for single-family residential development.
SITE H: 120 acres West of 32nd Street NW and North of Lincoln Way West, largely agricultural and vacant lands, proposed to be developed as agricultural, rural residential and single-family residential uses.
SITE I: 210 acres North of Lincoln Way West near the Ohio Highway Patrol District Headquarters, currently agricultural, proposed to be utilized for single-family residential, rural residential, agricultural and commercial purposes.
IMPORTANT NOTE: for sake of ease of readability, acreages and figures are given approximately.
FULL STUDY: The full study is on file in the City of Massillon Community Development Offices, one James Duncan Plaza SE, Massillon, Ohio.
SUMMARY OF STUDY: While a considerable amount of acreage is vacant or undeveloped in the study area, the demographic composition and recent development trends which exist in the study area place significant constraints on potential development.
The homogeneous nature of the area's population and housing characteristics, coupled with the positive economic and housing stock conditions which prevail, are strong arguments that development in the area should not be widely divergent.
Therefore, of the ten sites identified for proposed development, nine reflect existing land use and continued development trends. The tenth site primarily reflects surrounding land use, but is modified to allow for a varying style of single-family, owner-occupied residential development.
Regarding the City's Subdivision Regulations and Zoning Code, it is recommended that both be updated to accommodate modern issues and to be in compliance with the state model.
Most of the sites reviewed for potential zoning changes represent areas where current land use conflicts with present zoning. Others reflect sites where the existing zoning was made to accommodate annexation and did not take into consideration surrounding land uses or development trends.
Development and zoning issues expressed in this report were designed to maintain the housing stock integrity, neighborhood stability, and related demographic, as well as, infrastructure strengths of the study area.
In conclusion, the proposed development and zoning considerations presented herein are intended to serve as a guideline for future activity, and not as a blue print for development. With time, as with all things, there are occurrences which change our view and shape our intentions. Therefore, this report should be read as a flexible, developing plan for future development.
CITIZENS ADVISORY COMMITTEE
Francis H. Cicchinelli, Mayor
Aane Aaby, Community Development Director
Paul Lambert, Sixth Ward Councilman
Glenn Gamber, Fifth Ward Councilman
Sharon Eslich, Dr. Charles Paquelet, Mark Francazio, Jeanette
Alma Martin, Linda Martin, Joel Fichter, Linda Ullum,
Cheryl Ellis, Mary Renier, Patricia Buttermore, Barb Sylvester,
Tom Brennan, and David Ruwadi