Mayfield Village, Ohio

Mayor Bruce G. Rinker and the Village Council welcome you to Mayfield Village.

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Index

Summary

Chapter1

Chapter 2

Chapter3

Chapter 4

Chapter5

Appendices

Chapter 2 .. Background

Table 1: Projected Regional Growth Trends

Text Box: Map by:
Eco-City Cleveland

Regional Relationship/Trends

Incorporated in 1921, Mayfield Village, containing 4.2 square miles, is situated in the far eastern suburbs of Cuyahoga County, approximately 20 miles from downtown Cleveland. Adjacent communities include Mayfield Heights to the south, Gates Mills to the east, Willoughby Hills (in Lake County) to the north, and Highland Heights to the west. Interstate 271 bisects Mayfield Village running north/south, and State Route 91 (SOM Center Rd.) also runs north/south through the Village, paralleling Interstate 271. The main east/west route through the Village is Wilson Mills Rd. connecting Mayfield Village with Highland Heights to the west and Geauga County to the east.

The Cleveland metropolitan region continues to decentralize as the region’s population and employment have experienced minimal growth, yet more people and jobs are moving away from Cuyahoga County to neighboring Lake, Geauga, Summit, Medina and Lorain Counties. Between 1980 and 2000, Cuyahoga County lost 7 percent of its population while adjacent counties of Geauga and Lake experienced 22 percent and 7 percent increases, respectively. As population and jobs move further out, the amount of developed land in the region increases at a greater rate. Between 1960 and 1990, population in the Cleveland “urbanized area” (defined as places where there are 1,000 residents per square mile) declined by 5.9 percent, yet the amount of land considered “urbanized” increased by 9.4 percent[1]. Table 1 shows how land is expected to continue to develop in Cleveland’s outer suburbs.

A brief summary of land usage for Mayfield Village is provided in Table 2 and is discussed in detail later in this report. The Village is unique in that the Metropark’s North Chagrin Reservation represents 27 percent of its total land area or 655 acres. Remaining land use in the Village is concentrated largely in residential use, representing 60 percent of total land in the Village, with commercial uses representing only 13 percent. The Village benefits from the presence of the corporate headquarters of Progressive Insurance Company, a “Fortune 500” company, that currently generates about 40 percent of the revenues to the Village’s General Fund.

Population/Residential

Mayfield Village’s population remained stable with 3,435 residents in 2000, down slightly from 3,462 residents in 1990. Regional planners estimate that the community’s population will remain stable at this level as the community is nearly completely built out. The median household size in Mayfield Village was 2.47 persons in 2000, compared to 2.39 persons per household for Cuyahoga County. The trend in population for the Village and its neighboring communities is presented in Table 3.

The Village’s population aged 44 and under declined to 1,692 in 2000, representing 49 percent of the Village’s population as shown in Table 4. The population aged 65 and over increased between 1990 and 2000, to 802 persons or 23 percent of the total population. The residential density of the Village is one of the lowest of the communities in northeastern Cuyahoga County with only 876 persons per square mile.

The Village added 55 new housing units between 1990 and 2000, a 3.9 percent increase. Growth in the number of housing units in this area is summarized in Table 5. Housing is largely concentrated in single-family units, representing 81 percent of the total housing, with 18 percent of housing units located in buildings containing 5 or more units per building.

The Village’s housing stock is generally older, with 28 percent constructed between 1940 and 1959, and 36 percent constructed between 1960 and 1979; only 13 percent of its housing has been constructed since 1990. The median value of a single-family home in the Village was $201,200 in 2000, 77% higher than the median value of a housing unit in the County. As summarized in Table 6, the Village’s housing has appreciated at an average of 4.5 percent annually over the past ten years, comparing favorably to the County average of 4.7 percent annual appreciation.

Residential land use represents 60 percent of the Village’s total land area, with all but 23 acres of the total 1,439 residential acres dedicated to single-family housing. Apartment housing is concentrated on 23 acres in the southeast area of the Village adjacent to the Mayfield Heights border.

As demonstrated in Table 7, traditional detached housing units represent virtually all of the single-family housing in the Village. However, the Village Council recently amended its zoning regulations to include a Planned Residential Development District that is to be applied in locations deemed appropriate and through rezoning as supported by the Village referendum process. A development proposal to rezone 6.6 acres on SOM Center Rd. to the “Planned Residential Development District” permitting the construction of 4 dwelling units per acre is expected to move ahead as the rezoning of this area was recently approved by the voters as an amendment to the Village’s Zoning Code.

Economic/Commercial

Median household income for the Village was $66,048 in 2000, 68 percent higher than the Cuyahoga County median household income. Buoyed by the presence of the headquarters of Progressive Insurance Co., the Village’s tax base, which totaled $148 million in assessed valuation in tax year 2001, is comprised of 40 percent commercial tax base and 60 percent residential tax base. A comparison of the Village’s tax base with neighboring communities is provided in Table 8. The Village’s effective tax rates on residential and commercial property are presented and compared to neighboring communities in Table 9.

Office/Industrial Use

Mayfield Village has succeeded in directing commercial activity to certain areas of the Village in order to preserve its residential character. Office and industrial uses encompass 306 acres or 13 percent of total land area in the Village. Office locations are concentrated generally on the west side of the Village adjacent to I-271, with the Progressive Insurance headquarters in the southern part of the Village, the Beta Drive industrial area adjacent to I-271 and SOM Center Rd., and the Progressive Insurance Company office campus located between I-271 and SOM Center Rd. at the north end of the Village.

The Beta Drive industrial area is the largest area of the office/industrial districts containing 67 acres, representing 22 percent of the Village’s land zoned for office and industrial use. The Village indicates that 24 percent of the building space in the Beta Drive industrial area is vacant (to be addressed in Chapter 4-- Focus Areas later in this report).

Retail Use

Retail uses are largely concentrated around the SOM Center Rd./Wilson Mills intersection, with a total of 22 acres, or less than 1 percent, of total land area in the Village zoned for retail use. In total, the Village contained 257,614 of square feet of retail uses in 2000, representing about 75 square feet of retail space per Village resident.[2] Generally, retail services available in Mayfield Village are geared to providing residents with convenience retail and personal services.

According to a recent analysis, 31 percent of total retail space in the Village is represented by stores providing “convenience goods and services” (i.e. grocery, restaurants, hardware stores) while “commercial amusements” (i.e. health clubs, dance facilities and other indoor activities) represent another 31 percent of retail space. Less than 2 percent of total retail space in the Village is represented by stores providing “general goods and services”—stores that typically draw shoppers from a wider market area.

Village Facilities and Infrastructure

Virtually all of the Village’s government facilities are concentrated at the intersection of SOM Center and Wilson Mills Roads. The Village Hall, the Community Room, and the Fire Department are the three key facilities situated at the northwest corner of this intersection along with the Center Elementary School building. The $2.8 million fire station was constructed in 1996.

Both the Village Hall and the Community Room are older facilities that currently serve a number of uses, and Village officials are currently considering options for realigning some of the government functions in different facilities, including possibly adapting the Methodist Church building for general government purposes.

Situated in the northeast quadrant of the Village is the North Chagrin Reservation of the Cleveland Metroparks providing residents with easy access to this quality regional park and its recreational trails. Access to the park will be greatly enhanced as the Village embarks on the construction of a new pedestrian/bike trail that will parallel the newly-expanded SOM Center Rd. and enhance access to the Metroparks system.

The Village’s local recreation facilities consist of Wiley Park in the center of the Village, containing a baseball field, a bocce court, a playground, and a sand volleyball court. These community park facilities were recently built as a result of a phone survey of residents to gauge resident satisfaction with existing residential facilities and interest in additional facilities. In 1999, in partnership with Progressive Insurance, the Village built the Parkview Pool facility, a $3.1 million state-of-the-art outdoor aquatic center and developed a 25-acre Wetland Preserve/nature area, a playground facility, and new soccer fields at an adjacent area. Two additional lighted baseball fields are currently being developed at an area south of the Pool.

Financial Trends and Funding Issues

Like many northern Ohio municipalities, the Village is largely dependent on revenues generated from the local income tax to fund its activities, with 70 percent of the Village’s revenues to its General Fund flowing from this source. Real estate property taxes generate 10 percent of the revenues to the General Fund, while 20 percent of the revenues come from “other” sources. Tax revenues generated by Progressive Insurance Company, both real estate and income tax revenue from employees, provided 40 percent of the Village’s General Fund revenues in 2001. As shown in Table 11, this represented a significant increase from 1990, when Progressive Insurance generated 12 percent of the Village’s General Fund Revenues.

The Village has systematically undertaken needed capital improvements that have resulted in growth in local borrowing for capital facility purposes—but well within ranges considered appropriate for a community of this size. While the new fire station and certain strategic land purchases are supported by the general revenues of the Village, other development and infrastructure projects are being supported from user fees or special revenues generated from those new projects.

The Village continues to be in a positive financial condition and has the ability to avail itself of capital financing and other public funding sources to undertake its redevelopment objectives.

1] “Ohio Smart Growth Agenda,” American Planning Association and Eco-City Cleveland, 1998.

2] Cuyahoga County Planning Commission for NOACA, Northeast Ohio Regional Retail Analysis, August 2000.