C3 and C2 Compared

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Appearance of Detroit Road near SR-83
C3
C2
Avon Commons buildings are screened from view from Detroit Road by a landscaped mound along the Detroit Road frontage. Avon Business Park and the Park Square Shopping Center front on Detroit Road
Access to the Development from Detroit Road near SR-83
C3
C2
There is only one access to Avon Commons off Detroit Road near SR-83. There is a computer - coordinated traffic signal with turning lanes. Avon Business Park and the Park Square Shopping Center each have there own entrances on Detroit with no turning lanes or traffic signals, a situation similar to Detroit Road between Garden and Colorado.
Access to the Development from the 347 residences of Avenbury
C3
C2
Middleton will tie into Avon Commons from Avenbury. Residents may walk or drive to Avon Commons without using Detroit Road. Stratford residents will be able to cross Detroit Road into Avon Commons. For an indefinite period of time, Avenbury residents will only be able to reach the Avon Business Park and the Park Square Shopping Center by getting on Detroit Road at Shakespeare and driving west. Residents of Stratford will also have to use Detroit Road.
Buffering of the Development along the west border
C3
C2
Avon Commons will have a landscaped buffer of a minimum of 85 feet from the property line. Included in this buffer are an 8-foot high board - on - board fence, existing woods, and additional landscaping.

A grade separation will result in the floor level of the retail buildings being at least 10 feet below the floor level of the homes on Center Road. Most Avon Commons buildings will be set back 145 feet from the property line, with a minimum setback of 115 feet.

Avon Business Park will have a landscaped buffer of a minimum of 10 feet from the property line. Included in this buffer is an an 8-foot high board - on - board fence. Avon Business Park buildings will be set back a minimum of 15 feet from the property line.
Greenspace
C3
C2
Avon Commons will have a family friendly gazebo with a 2-acre grass amphitheater for special events.

Avon Commons will have a 5-acre festival marketplace with recreational pathways for walking and other outdoor activities. The patios of restaurants will open on the festival walkway.

A landscaped mound will preserve the scenic character of Detroit Road. The large perpetual no-build buffer acreage will put permanent green space in the middle of Avon.

Since the C3 greenspace requirement is 30%, resulting in 600,000 square feet of retail on the 85 acres, the 20% greenspace requirement of C2 would permit more than 800,000 square feet of retail.
Business establishments in C3 and C2
C3
C2
Proposed Avon Commons tenants include:
  • A 30,000-square-foot Barnes and Noble Booksellers, which is about the size of the Borders Books and Music in Westlake.

  • Either a 128,000-square-foot Target store or a grocery store.

  • A 110,000-square-foot Home Depot.

  • An 87,000-square-foot Kohl's Department Store.

  • A 35,000-square-foot Linens 'n' Things, a home store similar to Bed, Bath and Beyond.

  • A 30,000-square-foot Dick's Sporting Goods store.

  • A 64,000-square-foot CineMark Theater with stadium-style seating and 16 or 17 screens.

  • A group of specialty stores such as Talbots, Eddie Bauer and Gap Kids, totaling about 25,000 square feet.

  • A small, 14,000-square-foot section set aside for convenience stores such as a drycleaner and sandwich shop.

  • Two bank sites.

  • 7 or 8 restaurants such as Applebees, Longhorn Steakhouse, the Olive Garden, Ruby Tuesdays and Don Pablos.
In addition to the C2 building size limit of 20,000 square feet, a major difference between C3 and C2 is that office buildings are not a permitted use in C3. The purpose of this restriction was to direct offices and services to Detroit Road west of SR-83, while major retail was to be concentrated on the 85-acre Avon Commons site.

Until Judge Thomas Janas' decision of June 8, 1998, Avon's zoning code provided that all the provisions of C3 apply in C2 if the project is more than 10 acres. Judge Janas' decision has made the rezoning of the 85 acres to C3 necessary in order to accomplish the intent of Avon's master plan.


The Avon Business Park will contain service establishments and offices similar to the businesses at Harvest Drive in the vicinity of the Avon Public Library. Office buildings will be part of the Avon Business Park.


Although most residents of Avon prefer shopping in stores larger than 20,0000 square feet such as Giant Eagle, J. C. Penny, and Kaufmann's, the small specialty stores of the Park Square Shopping Center such as, possibly, Aldi's, the Half-Off Card Shop, and Big Lots will appeal to some Avon people.

Most Avon residents will continue to drive to Westlake, Sheffield, and Elyria for shopping; but a concentration of specialty stores will draw people from all over northern Lorain County and northwest Cuyahoga County.

Traffic Improvements
C3
C2
Avon Commons devlopment will spend $1.8 million on traffic improvements to the area, including computer synchronized traffic signals, which will result in faster and better traffic movement than the conditions. The improvements include:
  • SR-83 and Chester, East Intersection:
  • New computer - coordinated traffic signal; S-bound right turn lane; E-bound left turn lane.
  • SR-83 and Chester, West Intersection:
  • New computer - coordinated traffic signal; W-bound left turn lane; shared left- through lane. This traffic signal may be paid for by Curie-Hall because of the priority of the Curie-Hall development.
  • SR-83 and I-90 West Bound: New computer - coordinated traffic signal.
  • SR-83 and I-90 East Bound: New computer - coordinated traffic signal.
  • SR-83 and Detroit: Computer - coordination added to traffic signal; Second through lane on all approaches; second S-bound left turn lane; W-bound right turn lane.
  • Detroit and Jaycox: New computer - coordinated traffic signal; left turn lanes on all approaches.
  • Detroit from SR-83 to Avenbury: Turning lane; new computer - coordinated traffic signals at entrances to Avon Commons.
Unknown; none at first.

Bob Barnhart writes:

"I believe many Avon residents are concerned about traffic congestion, and I share that concern. Traffic congestion is upon us in Avon right now! We have traffic congestion because of the additional homes built in Avon in recent years, and it will become much worse over the next 2-3 years.

We have had 396 new homes built in Avon during the past 24 months. Each new home brings two additional cars to travel our Avon streets and roads. In addition, presently under construction are:

  • (a) Highland Park - 362 homes,
  • (b) Briar Lake - 103 homes, and
  • (c) Avenbury Lake - 347 homes.

This totals 812 homes and another 1,600 cars traveling in Avon. If you think we have congestion in 1999, wait until 2001 - 2002!"

Avon Commons will bring additional tax revenues to help our schools meet the future increase of students coming from those additional 1,200 Avon homes, and Avon Commons will provide tax revenues to make traffic improvements throughout our City.

Tax Revenue and Jobs
C3
C2
Bob Barnhart writes:

"Avon schools will receive approximately $98,000 monthly, or $1,176,000 a year, in new tax revenue. This amount would require about 4 additional mills on every property owner; therefore, it appears logical to me that we let this commercial development help us pay for our high quality Avon schools."

Avon Commons will bring real estate tax and personal property tax revenue of over $1.1 million annually to the schools of Avon. There will be an additional $310,00 for the County, $65,000 for the JVS, and a $27,000 health tax revenue.

Avon Commons will bring to the City of Avon annual tax revenues as follows:

  • real estate tax of more than $183,000
  • payroll tax of more than $187,000
  • personal property tax of more than $82,000
  • cinema ticket tax of more than $170.000
Avon Commons will create 1,000 new well-paying jobs, of which more than one third will be full time with bnefits such as
  • 401(k) retirement plans
  • tuition reimbursement
  • health insurance
Unknown until buildout; but better than residential.

Suppose the 85 acres were rezoned to residential, Bob Barnhart writes:

"We could see an additional 130 new Avon homes. Let us assume the market value of each home to be $200,000, which is reasonable in 1999 - 2000; plus we assume 1.5 children coming from each home: a total of 195 children.

Our Avon Schools would be financially impacted as follows:

A $200,000 house would pay $3,135.91 in property taxes per year. About 80% of the taxes would go to our Avon Schools, for a total of $2,508.73. The total annual taxes from the 130 new homes to our Avon Schools would be $326,134.90.

The cost to your Avon Schools to educate the 195 children would be 195 x $4,690 (the cost actually expended to educate each child in our school year), total cost = $915,550.

Therefore, your Avon Schools would experience a deficit of $588,415."

I believe this example magnifies the necessity for our Avon community to have tax payers, other than homes, to help pay our school [and city] costs."

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