GORGE TERRACE NEIGHBORHOOD PLAN CUYAHOGA RIVER AREA
GORGE TERRACE NEIGHBORHOOD PLAN Cuyahoga River Area -- Cuyahoga Falls, Ohio Written by: Joseph Gregory, University of Akron, Department of Geography & Planning Katie Benish, University of Akron, Department of Geography & Planning Anvesh Pasunoori, University of Akron, Department of Geography & Planning Annu Ana Kuruvilla, University of Akron, Department of Geography & Planning Telicious Robinson, Kent State University, School of Architecture Nicolas Bradac, Kent State University, School of Architecture Timothy Connolly, Kent State University, School of Architecture Fred R. Guerra, Planning Director, City of Cuyahoga Falls Daniel Vieyra, Professor, Kent State University May 2010
City of Cuyahoga Falls Planning Division 2310 Second Street Cuyahoga Falls, Ohio 44221 330-971-8135
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I.
PURPOSE, CONTEXT & VISION The purpose behind this plan is to facilitate a sustainable neighborhood development strategy that integrates the surrounding open space, takes advantage of its accessibility to the greater community and region, and maintains its quite residential character for the future. The principles of Smart Growth are present throughout the plan’s goals, objectives, and policies to help ensure an appropriate balance between the neighborhoods needs of today and of tomorrow. The Gorge Terrace is an aging neighborhood, both in infrastructure and in population. Two primary advantages of Gorge Terrace are its affordability and proximity to open space. This plan establishes a framework for residential redevelopment in key locations while preserving its existing advantages by embracing the green building movement, connecting residents to the surrounding open spaces, and providing for more modern and diverse housing options for future populations. Our vision for the future of Gorge Terrace is to create a walkable neighborhood center that integrates the natural landscape with the built environment and enhances the existing character of the neighborhood in order to ensure its place as an affordable and quaint urban neighborhood. The Plan is divided into the following four separate visions (also see Figures 1 and 2):
1. CREATION OF PEDESTRIAN FRIENDLY AREAS, PARTICULARLY ALONG FRONT STREET AND SECOND STREET 2. ENHANCEMENT OF THE RIVER AREA 3. EXPANSION OF THE CHESTNUT CROSSING MIXED-USE CENTER 4. CREATION OF LINKS THROUGHOUT THE NEIGHBORHOOD. To achieve these visions, the plan creates twelve separate goals that will be discusses in this plan: Transform Front Street (from Cuyahoga Falls Avenue in Akron to May Avenue) into the Gorge Metro Parkway. Enhance Second Street by constructing bike lanes, wider sidewalks and public transportation amenities. Create new park areas along the Gorge Metro Parkway. Create new housing opportunities in the neighborhood. Create a special parkway improvement district (on north side of Front Street) from Second Street to Hillcrest (11 properties/approx 3.81 acres) to encourage renovation and reconstruction. Promote new mixed-use buildings in the Chestnut Commons Area. Promote new Live-Work Units on Chestnut Boulevard Create an RM-Mixed-Density Overlay Redevelopment Area on 4th Street Develop Pedestrian Ways. Reconstruct Hillcrest Drive. Improve all substandard streets to a L50/S Local Street level. Plant street trees to 100% stocking level for all public streets. These visions and goals are addressing existing population, housing, economic, land use, transportation, infrastructure and environmental conditions.
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Figure 1 ---- Gorge Terrace Vision Areas
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Figure 2 ---- Gorge Terrace Neighborhood Vision Areas
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II.
INTRODUCTION The purpose of a plan being created for the Gorge Terrace neighborhood was to look at the uniqueness of the neighborhood in order to utilize its qualities and improve the livelihood of its inhabitants as well as future residents. Cuyahoga Falls was founded in 1812, by William Wetmore to develop land owned by Judge Joshua Stow of Middletown. It was originally called Manchester. The Cuyahoga River runs both south and north through the City and the Cuyahoga "Falls", which Photo 1 -- Cuyahoga River extend for about 2 miles, fall farther than Niagara Falls. Cuyahoga Falls became a community because of its unique environmental setting. The Gorge Metro Park also borders the neighborhood, which is an extremely unique physical characteristic. This plan is on a neighborhood wide scale, which is one of the narrowest of scopes when dissecting and planning an area. From beginning to end, this planning process was insightful and informative. To start, a community report was produced in order to find out the facts about the Gorge Terrace neighborhood, which led to a charrette so that our group could gather the citizens’ thoughts of the pros and cons of their neighborhood (Appendix A contains the complete Gorge Terrace Neighborhood State of Community Report). With all this information gathered, this plan was created with all thoughts and facts in mind that would follow the s that were set by the outcomes of our research. This plan will be used in conjunction with the Cuyahoga Falls General Development Code and Plan.
Photo 2 – Front Street, going south
This Gorge Terrace Neighborhood Plan is very crucial to the success of the neighborhood. The main ideals that guided this planning process were Photo 3 – Converted mixed-use buildings in neighborhood equity, ecology, and livability, which make up the sustainability prism model. In order for a community to accomplish a self-sustaining region, the neighborhood plan needs to allow for all types of income levels, walkable areas, and environmentally sensitive guidelines to building and the construction of green areas.
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III. EXISTING AND EMERGING CONDITIONS, THREATS AND OPPORTUNITIES, STRENGTHS AND WEAKNESSES (SWOT) Gorge Terrace, a residential neighborhood in the Cuyahoga River Planning Area (CRA), extends from the border of Gorge Park in the south to Chestnut Boulevard in the north, and Seventh Street in the west and Front Street in the east. Gorge Terrace is 115.83 acres and is primarily a residential area with a small mixed-use district along Chestnut Boulevard called Chestnut Crossing. The main focus of this neighborhood plan is to accommodate the needs of the current population while meeting the needs of the future population through sustainable redevelopment. In order to foster a sustainable environment, the study area has been analyzed in four specific systems. The systems include the population & economic condition of the neighborhood, the environmental settings, existing land use, and transportation & infrastructure features. Analysis of these four systems serves as the basis for the s, objectives, and policies outlined in this plan.
1.
POPULATION & HOUSING
The population in the neighborhood seems to be declining from mid 1990’s. According to the U.S Census Bureau (2000), the population of the neighborhood was 1,125 in 2009, and has been predicted to decrease 1,038 by 2014. The Graph shown below illustrates the declining population in the Gorge Terrace neighborhood. 1 Out of the 589 housing units, 556 are occupied units and 33 are vacant units. Of those, 308 are owner-occupied and 248 are renter-occupied. The census data shows that about 44.6% of the housing units in the neighborhood are renteroccupied, which is an area of concern raised during the public participation Table 1----Gorge Terrace Neighborhood Population Change Table 2 -- – Gorge Terrace Housing Occupancy session. Nearly 55% of the houses in the neighborhood were – 2000 Census built in 1939 or earlier, demonstrating the aging nature of the Housing Units by Occupancy housing stock in Gorge Terrace. Of the 589 housing units within Gorge Terrace, the 2000 Census data suggests that 5.6% are vacant (Table 2). Of those vacant units, 57.6% are rental units (Table 3). To improve this, the city will need to redevelop substandard rental units into owner occupied, homes townhomes or loft-style condominiums or
Occupied Units
556
94.4%
Vacant Units
33
5.6%
Total Units
589
100%
FINDING 1 – Population in the Gorge Terrace Neighborhood will continue to decrease without any intervention. This is due to the neighborhood’s aging population, housing vacancies caused by the economy, an older housing stock and by a highly mobile rental housing population. Housing stock upgrades and new housing construction could retain existing families and attract new ones. 1
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apartments. Redevelopment projects would improve the overall housing stock by replacing existing, under-utilized rental units with more modern, higher-quality buildings.
Table 3 – Gorge Terrace Vacant Housing – 2000 Census
Housing Units by Vacancy Type Housing, Vacant Units For Rent 19 Housing, Vacant Units For Sale 9 Housing, Vacant Units Seasonal 5 Housing, Vacant Units 33
57.6% 27.3% 15.2% 100%
With an owner-occupancy rate of only 55% (Table 4), the residents of Gorge Terrace Table 4 – Gorge Terrace Housing Tenure – 2000 Census voiced a desire to increase owner-occupancy Housing Units by Tenure as key to maintaining their vision of the neighborhood. To increase homeowner Housing, Owner Occupied 308 55.4% 248 44.6% occupancy, the City can look at more Housing, Renter Occupied 556 100% sustainable housing alternatives for those who Total Housing Occupancy wish to own a home and live in Gorge Terrace, but do not desire a single-family, detached unit. These more sustainable housing alternatives projects could help lay the foundation to bring in a younger workforce and single professionals that may find the Gorge Terrace an attractive neighborhood to live in. The City should also attempts to improve the existing housing stock to make it more attractive to younger families. 2
2.
ECONOMY
According to the City of Cuyahoga Falls, an unemployment rate of 5.3% is seen in the neighborhood. 58.9% of the employed population works for private, forprofit agencies. The average household income of the neighborhood is $58,927, which is less than the national average of $44,334. Chestnut Crossing, a mixed-use district along Chestnut Photo 4 – Vacant mixed-use building Boulevard, includes apartments, single-family detached homes, a Dry Cleaning business (Magic Cleaners), a take-out food business (Pizza Place), a hair salon (Magic Shears), and a dance studio within the Gorge Terrace limits. With limited employment opportunities directly within neighborhood, Gorge Terrace residents find employment in the greater Cuyahoga Falls area including Summa General Hospital, City of Cuyahoga Falls, Cuyahoga Falls school district, Sheraton Suites, and Acme Fresh Market, and several others. Only 6.16% of the total population travels 60+ minutes for work, while most have a commute between 15 –29 minutes. About 71.2% of the population uses their own vehicles as their primary mode of transportation from home to work, while the remainder uses other source of transportation. It is interesting to note that none were found to utilize existing public transport system as a means to get to work. 3
FINDING – Housing vacancy rates, the high number of rental units and housing stock condition are major concerns in the neighborhood and verified by statistics. In addition, vacancy rates are in 2010 than they were in 2000. Rental occupancy rates have also probably increased since 2000 while the housing stock is also 10 years older and more fragile in 2010. Finally, there have only been a few new homes constructed in the neighborhood in the last 20 years. Based on these facts, it is important that to improve the housing stock through new construction and rehabilitation. 3 FINDING -- The Gorge Terrace Neighborhood is mostly a residential neighborhood with very little opportunity for job creation. However there are opportunities to create retail and service jobs in the Chestnut Crossing Neighborhood Center and through livework buildings and startup professional jobs through home occupations. In addition, the neighborhoods excellent location should attract younger families and singles with college education and who can create a more economically stable neighborhood. 2
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3.
LAND USE SYSTEM
The Gorge Terrace neighborhood contains portions of four different zoning districts. The land is zoned into urban density residential (R-4), mixed density residential (R-5), neighborhood center (MU-2) & Urban Center (MU-5) districts. The R-4 district is a compact residential area in the urban & sub urban environment, which are adjacent to walkable centers. In Gorge Terrace, this district is characterized by smaller lots and includes a range of dwelling types such as single-family detached and single-family attached. However, only single-family detached are currently allowed within this zone. The R-4 zone is the largest zoning district in the neighborhood, occupying 55.89 acres with 514 buildings. Most of the housing units are single-family housing units, many of which were built in 1939 or earlier. The apartments adjacent to Gorge Park, along Hillcrest Street and Albemarle Street, constitute one of the project areas that this plan outlines a plan for improvement and rehabilitation.
Map 1 Gorge Terrace Zoning Districts
The R-5 district is an urban residential district integrated into other mixed-use environment, characterized by a range of dwelling types. The R-5 zone occupies 53.10 acre with 150 buildings. As some of the housing units are single-family detached homes, this plan reconsiders a section along south Front Street to facilitate a need to increase the density. Multifamily attached dwellings (duplexes) along Second Street and apartments along Second Street and Front Street contribute to the high renter-occupied rates in Gorge Terrace. This district also contains condos, single-family detached homes, and apartments along Forest Glen Road. This plan outlines the redevelopment of apartments located in the northern section of Forest Glen to improve the quality of housing option in this district.4
FINDING – The neighborhood is zoned in a manner that promotes a more sustainable land use configuration. The R-4 singlefamily zone allows for compact single-family development, the R-5 mixed-used zone allows for single-family, two-family and multifamily units, while the mixed-use center allows for higher density residential and neighborhood retail and service uses. All of these zones allows for a walkable neighborhood with opportunities for new sustainable development. These existing zones allows for a more flexible and healthy development pattern. 4
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One of the neighborhood centers, Chestnut Crossing, is zoned MU-2. This district is a mixeduse area at a small scale, primarily supporting the nearby dwellings. It occupies 1.8 acres with 8 buildings and includes the majority of all commercial businesses within the Gorge Terrace. A small portion of the neighborhood is zoned MU- 5, and is intended for commercial & mixed use in a large scale. This area occupies 4.66 acres with two buildings, both belonging to the VFW Post along Front Street.
4.
TRANSPORTATION & INFRASTRUCTURE
Photo 5 - Handicap Ramp to nowhere (South Front Street)
One of the remarkable features of this neighborhood is its accessibility to the greater region (Akron, Cleveland). Three Route-8 entrances are within a 5-minute drive from the Gorge Terrace. The neighborhood is mostly made up of collector streets, except for Front Street and Second Street, which are arterial roads. Another feature that adds value to the location is the presence of sidewalks. These sidewalks make the neighborhood a walkable district. However, one 6 -- Existing condition of Front Street (only one 4-foot issue identified is the absence of sidewalks in Photo sidewalk on west side of street) small portions of the neighborhood, including small stretches of Front Street. This plan outlines suggested improvements to the connectivity and circulation of the neighborhood through expansion of sidewalk coverage, improving and adding crosswalks, and the addition of a bike lane. These improvements, primarily along Front Street, would provide a safe and enjoyable alternative to driving, while improve the connectivity of community facilities such as Gorge Park, Falls River Square, High bridge Glens Park to the residential areas of Gorge Terrace. The nearest public transit stop is along 2nd Street, providing access to Akron Metro. The nearest airport is the Photo 7 -- No sidewalks from neighborhood to Gorge Metro Park Akron – Canton airport, which is 22 miles away along Route-8. Cleveland Hopkins International Airport is 35 miles from the neighborhood. 5
FINDING – The neighborhood is mostly walkable, has public transportation service and is adjacent to major traffic routes. However, a portion of Front Street does not have sidewalks and there are physical and natural barriers in accessing open space. In addition, there are several streets that are lacking sidewalks, curbs and bus stops. To make the neighborhood more sustainable, better pedestrian and public transportation access is needed. 5
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5.
ENVIRONMENTAL SYSTEMS
Topography plays an important ingredient in land use planning as it determines the area suitable for built environments. In Gorge Terrace, the built area ranges from 990-1050 ft above-sea-level and the Cuyahoga River gorge area is 910- 990 ft abovesea-level, but is too steep to develop. Most of the soils in the Gorge Terrace are of urban quality. Ellsworth-Urban land complex (EuB) exhibits 2 – 6% slopes, rapid runoff, and slow permeability. Ellsworth-Urban land complex (EuC) exhibits 6 – 18% slopes, rapid runoff, and slow permeability. Loudonville silt loam (LoB) exhibits 2 – 6% slopes and is well drained. These soils are suitable for residential and commercial development and are currently completely built out. DeKalb sandy loam (DkF) exhibits 25 – 75% slopes, rapid runoff, and is found along the steep slopes of the Cuyahoga River gorge and is unsuitable for development. The poor permeability of the soils, coupled with high percentage of impermeable surfaces due to the built-up nature of the Map 2- Gorge Terrace Topography neighborhood, contributes to basement flooding of the older homes found within Gorge Terrace. The Gorge Terrace neighborhood falls within Cuyahoga River Gorge Watershed. Although there are no recent instances of natural disasters such as flooding, major earthquakes, or tornadoes, the unpredictable nature of these events are always a concern. A few hazards immediately present in Gorge Terrace include severe weather events such as high winds and ice storms. Gorge Terrace has an abundance of mature trees in the area, which are vulnerable to severe weather and may contribute to infrastructure damage, a hazard present in any older neighborhood. 6
6
FINDING – The Gorge Terrace is environmental systems are ideal. There are no natural barriers that can limit new development.
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IV. ISSUES & VISIONS A neighborhood charrette was held on March 9 and March 11, 2010, allowing residents to participate, provide feedback, and help shape the Gorge Terrace neighborhood plan. We acknowledge the efforts taken by our Professor Fred Guerra, Ward 2 Council Representative Mary Ellen Pyke, and the Gorge Terrace residents to make the charrette successful and to facilitate the exchange of information and current issues, an essential step in the preparation of this plan. While examining the existing conditions of Gorge Terrace, the residents shared several concerns and issue that the neighborhood and greater community is facing. The charrette and discussion was based on A.L.P.O (Assets, Liabilities, Potentials & Opportunities). Nearly all of the residents admit that the general character of the neighborhood is a great asset to them. They remarked on the quiet and peaceful qualities of the neighborhood they experience, despite the neighborhood’s proximity to Route 8. Alternatively, the proximity to Route 8 is also an asset to the neighborhood, by providing easy access to the greater region. Gorge Park and its passive reaction opportunities are immediately adjacent to the neighborhood on nearly all sides except to the north and was also
a feature the residents agreed was an asset. The residents were also fortunate to live in a neighborhood in close proximity to a public library, a variety of churches, schools, and a post office – all within walkable distance. The residents also recognized liabilities existing in the neighborhood. One of the main concerns was the overall appearance of the neighborhood, which was affected by the billboards along Front Street, the architecture of a few apartment buildings, and the substandard quality of some of the Gorge Terrace homes. The charette participants also identified the relatively high percentage of the renters and the increasing number of vacant houses as liabilities. Although the residents posed several liabilities still they envisioned the neighborhood to be a better place by seeing a few potentials for growth in the neighborhood. Suggestions for possible rezoning in the neighborhood, improvements that could be done in the Chestnut Crossing district and possible employment and local tourism opportunities that would arise by the removal of Gorge dam would contribute to improving the economic conditions directly within the neighborhood. The residents even recognized opportunities for urban renewal of the aging housing stock, providing aid for Gorge Terrace senior citizens, and tax incentives that could be planned better for in the future, resulting in a more livable neighborhood. The feedback of the residents of the charrette is organized in Table 1.
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Table 5 - Charrette Feedback from Residents Assets Peaceful & quiet
Liabilities
Potentials
Opportunities
No free public meeting room
Farmers market
Aid for senior citizens to fix homes
Street light burned out, no action being taken after reported
White water rapids under gauge dam
Public transit stops
High bridge Glens Park
High percentage of renters
Green spaces
Need public transit to down town
Walking distance to church, park, school & post office
Rundown homes (housing code violations not enforced)
New technology (internet) for better networking within the community
Pedestrian cross walk at Front St. & 2nd St. - access to gorge by pedestrian
Accessibility to library
Section 8 housing
Vacancies at chestnut crossing
Urban renewal of apartment buildings
Gorge park trail
No side walk in Gorge Park – difficult walking
Bike path along Front Street
Neighborhood center
New streets & sidewalks (9th) to Gorge Park, new trail head
Too many vacant housing
Affordable homes
USGBS United States Green Building Council
Sidewalks on most streets
Old commercial use homes that are no longer stores on Grant Ave
Zoning allows for commercial
Put- in access for boats/ Cuyahoga River
Surrounding immediate neighbors are friendly
Trash can left out for too long
Training for people to improve homes
Trash receptacles along Front Street between the mall area & the gorge
Chestnut crossing commercial area
Gorge park dam can create a smell
Wind turbines
Localized recycling centers
Access to Gorge Park from Front Street/2nd Street
Flooded basements
Solar panels
Clean up of forest glen area between 1376 &1393
Inexpensive, public utilities (CF elect & water)
Hillcrest apartments
Solar fed recycling compacters
Erosion fabric to prevent soil pollution
Failure to maintain the property; Sign companies i.e. clear channel, Billboards
City compost site
Gorge Park
No longer one way streets on front & second streets
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V.
GORGE TERRACE NEIGHBORHOOD VISIONS 1.
CREATION OF PEDESTRIAN FRIENDLY AREAS, PARTICULARLY ALONG FRONT STREET AND SECOND STREET A.
Transform Front Street (from Cuyahoga Falls Avenue in Akron to May Avenue) into the Gorge Metro Parkway.
Front Street is an extremely important street because of its location and historical significance, therefore Cuyahoga Falls should celebrate this implication by enhancing this roadway so that its natural aesthetics will act as a focal point for residents as well as attract new people. A new parkway should be designed to act as a vehicular and pedestrian greenway that links the Gorge Metro Park to all parts of Gorge Terrace Neighborhood. Historically, parkways have celebrated adjacent open space by creating a roadway that links parks to neighborhoods. The first parkways in America were developed in the 19th Century by Frederick Law Olmsted as segregated roads for pedestrians, bicyclists, equestrians, and carriage (See Photo 8). Parkways are normally defined as: A broad landscaped thoroughfare; especially one from which trucks and other Photo 8 -- Fredrick heavy vehicles are excluded. Kentucky A roadway in a park or a landscaped thoroughfare connecting parks. An expressway located on a strip of land legally constituting a public park and therefore not open to heavy vehicles. A landscaped strip of land between a thoroughfare and its sidewalk or running in the center of a thoroughfare
Law Olmsted's Eastern Parkway in Louisville,
The Front Street Parkway transformation project consists of the following five public and private land components: This transformation will include the following elements: Constructing wide sidewalks and bike lanes Photo 9 – Old stone wall along Gorge. along Front Street. Both will be designed to accommodate a variety of trail users, including bicyclists, walkers, hikers, joggers, skaters and those confined to wheelchairs. Install new decorative lighting, signage, ornamental trees in tree lawns, decorative stone walls.
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Investigate the use of a landscape road median that will slow traffic. (The parkway can also be designed without a median.) Install decorative lighting, mast arms and traffic signs. A landscaped median on Front Street, otherwise known as a “Pedestrian Refuge Median” can include flowers and street trees. These types of medians are also used as traffic calming devices. “Pedestrian Refuge Median” defined raised islands located along the centerline of the street to provide “visible friction” for vehicles, to block certain turning movements of vehicles, and to provide refuge for pedestrians crossing the street.
B.
Photo 10 -- A landscaped median on Front Street could act as a trafficcalming device to make it safer for walkers and bicyclists.
Enhance Second Street by constructing bike lanes, wider sidewalks and public transportation amenities.
Second Street carries over 7,000 vehicles per day. It functions as the main thoroughfare in the Gorge Terrace neighborhood. Because of this vehicular importance, the vision is to improve its appearance and to make it function as a complete street. Complete streets are designed and operated to enable safe access for all users. Pedestrians, bicyclists, motorists and transit riders of all ages and abilities must be able to safely move along and across a complete street. A complete street just does not concentrate on moving cars. The new Second Street will be designed and operated so that the right-of-way enables safe Photo 11 -- Example of street with decorative bike lanes. access for all users. It will accommodate drivers, transit users, pedestrians, and bicyclists, as well as older people, children, and people with disabilities. Based on these principles the following changes shall be made to Second Street: Bike lanes shall be added to Second Street. New sidewalks shall be constructed. Designated crosswalks for better pedestrian access shall be constructed According to the Cuyahoga Falls Development Code crosswalks across Photo 12 -- Proposed Solar Bus Shelter the finished street surface shall be provided at all intersections where pedestrian facilities intersect involving a Collector Street or higher, and at any appropriate mid-block crossing. A new pedestrian cut-through should be added near the triangle.
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Update the traffic signals and lighting with decorative intersections that include well-marked crosswalks at every intersection. Install solar powered bus shelters along Second Street. There are presently 3 bus stops on Second Street, however there are no bus shelters for the passengers to wait for the buses. Bus shelters not only provide shelter to the passengers but also encourage them to travel by buses. The vision is also to construct bus shelters that use renewable energy to operate. Solar Bus Shelter roofs provide electricity to security lighting without being connected to the grid. The bus shelters are complete stand-alone low voltage electric systems that utilize a smart controller with battery storage. These bus shelters are installed with LED lights, which light up immediately when someone walks inside (see Photo 12). Table 6--- Streetscape and Circulation Standards Streetscape Element Dedicated Bicycle Lanes
Sidewalks Crosswalks
Description
Gorge Terrace Design Standard
Areas of the street immediately adjacent to vehicle travel lanes, but specifically designated for only bicycle use and separated from vehicular travel lanes. Dedicated bicycle lanes are usually indicated by any combination of a separating stripe colored or painted pavement, and periodic raised reflectors. A paved pedestrian facility directly parallel to the street and providing direct connections at all street intersections, or at designated mid-block crossings. The pedestrian circulation system shall cross streets, internal access streets, and drive aisles only at designated crosswalks.
5’ to 6’ wide, each direction Located immediately adjacent to outermost vehicle lanes. Front St. and Chestnut Blvd. See Section 1122.02, Streetscape Design Elements, in the Cuyahoga Falls General Development Code
Tree Lawns
A buffer area of formal manicured vegetation and street trees providing separation between the Finished Street and the Pedestrian Facility.
Street Trees
A tree planted in the street right-of-way, usually in a tree lawn.
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See Section 1122.03, Street Standards, in the Cuyahoga Falls General Development Code Crosswalks shall be differentiated from vehicle surfaces by different materials, texture or color, See Section 1122.05, Intersection Design Standards, in the Cuyahoga Falls General Development Code 4’ minimum Over 7’ preferred See Section 1122.07, Typical Streetscape Design Standards, in the Cuyahoga Falls General Development Code Small trees spaced every 30’ Medium trees spaced every 40’ Large trees spaced every 50’ See Section 1145.05, Street Trees, in the Cuyahoga Falls General Development Code
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Map 3 – Vision 1 Projects
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2.
ENHANCEMENT OF THE RIVER AREA A.
Create new park areas along the Gorge Metro Parkway
Along the proposed parkway, new usable public open space will be created. This new usable public space is an essential ingredient to transform Front Street into the Gorge Metro Parkway. Specifically, this plan proposes to immediately convert approximately .63 acres of neglected billboard space along the gorge and at the intersection of Second Street into usable linear park space and to eventually purchase 5 homes (.38 acres) along the Gorge to also convert into park space. This linear park also includes the enhancement of the Front Street Triangle. While improving Front Street Triangle, the overall look of the neighborhood would improve. This is important to the overall success of the neighborhood because it is one of the first areas that people see when entering the area so it is important that it is attractive to new residents. The proposal of a crosswalk here also promotes walking and allows accessibility to Gorge Metro Park. Create new-tiered park along river gorge. The area can include a gazebo for neighborhood activities, a decorative stonewall to match the existing old stonewall (See Photo 13 for example at Summerset at Frick Park). Beautify triangle with flowers, possible community garden. Crosswalk that connects Front Street Triangle to new proposed greenway. The triangle park will also include a cutthrough to enter the open space along the gorge. The triangle open space will have transit stop. The purchase of this property would also eliminate four billboards on Front Street.
Photo 13-- Linear Park at Summerset at Frick Park, Pittsburgh Pa.
Photo 14 -- Proposed park area
The City should also work with Metro Parks to better utilize the area east of the entrance of the Gorge Metro Parks entrance. This area could include a new trail to the Gorge or a trail along the Parkway. The City should also work with METRO Parks to discuss additional access points to the river and park.
Photo 15 – Proposed Metro Park Improvement area
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B.
Create new housing opportunities on major roads and within neighborhood.
As stated earlier in this plan, housing is a major concern in the neighborhood. The neighborhood has an older housing stock, high rental rate and there has been very little new residential construction in the neighborhood. However, there are also sufficient opportunities to regenerate the housing stock through new multi-family developments and housing rehabilitation. These two activities encourage existing residents to stay in the neighborhood, encourage new families to the neighborhood and attract new investment. The overall goal is to stabilize the population in the neighborhood through limited new development and housing revitalization. The goal is also to reduce the actual amount of rental units with new owner occupied units. This housing goal actually reduces the number of overall housing units in the neighborhood, however new construction and renovation stabilizes the neighborhood to the point that population could also begin to slightly increase. This goal should also encourage green building practices for all new construction and also for renovation whenever possible. The Cuyahoga Falls General Development Code promotes and offers some guidelines for green building practices. To spark a stronger movement to promote green building practices within the Gorge Terrace, LEED® for Neighborhood Development (LEED-ND) should be adopted as the governing City code and rating program for infill development projects within the neighborhood. LEED-ND is a rating system that incorporates the principles of smart growth, New Urbanism, and green building into a national standard for green Photo 16 — LEED® apartment building in Savannah, Georgia neighborhood design. Like other LEED design and construction rating systems, it is a voluntary program designed to evaluate and guide the design and construction of development projects. See Appendix B for the 2009 LEED-ND Project Scorecard and Checklist. This plan is proposing the LEED-certified construction of new housing units on Forest Glen Drive and Hillcrest Drive as the beginning of a shift towards more sustainable development throughout Gorge Terrace. In addition, the following neighborhood-wide objectives are suggested to facilitate this longterm sustainability Review and adjust zoning to align with LEED-ND standards within the Gorge Terrace. Review and adjust the City’s comprehensive plan to align with LEED-ND standards within the Gorge Terrace. Adopt LEED-ND performance metrics for all existing housing rehabilitation with the Gorge Terrace Create a green building ordinance. Incentivize green building within Gorge Terrace – such as tax abatement, grants, waiving of fees, expedited approval process, etc. Offer technical assistance for those interested in green building practices and improvements.
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1st)
Create new condominiums at the northern corner of Forest Glen Drive.
Recruit a developer to purchase apartments at the north end of Forest Glen and to construct new LEED® Certified luxury condominiums on the site. These condominiums would be encouraging owner occupancy in the area. These proposed condominiums would also attract new people to the neighborhood that would ultimately help improve the economy of Cuyahoga Falls. The condos would be no more than 3 stories high (utilize view of the gorge) and would hopefully utilize green building techniques. The redevelopment of this site would also Photo 17-- Proposed condominium development area eliminate a billboard on Front Street. Convert the existing 8 Apartments zoned under nonconforming use into owner occupied townhomes. By converting these apartments into owner occupied townhomes, Gorge Terrace Neighborhood would be encouraging owner occupancy in the area and potentially decreasing the overall density of the general area (See Table 8). Table 7 – Current & Proposed Carrying Capacity Existing Project Areas Acres Units Forest Glen Apts. 2.3 34 Front St. Parkway 4.8 0 Front St. Triangle 0.23 0 Single-Family Homes (Converted to Opens 0.4 5 Space for linear park) 1.03 3.81 19 South Front St. Total= 10 4.84
Current Zoning R-5 R-5 R-5
Capacity (per acre) 8 – 16 units 8 – 16 units 8 – 16 units
Current Holding Capacity 34 0 0
Proposed Capacity with zone change 20 0* 0*
R-5
8 – 16 units
7
0
R-5 R-4
8 – 16 units ¼ to 1 ½ acre lots
19 3-14 Total=36
(R-4 to R-5) 22-26
* Front St. Parkway capacity with zone change equals zero because this plan does not want any homes built in this area. **The Front St. Triangle ―proposed capacity with zone change‖ equals zero because this area has a slope that is unsuitable for development.
2nd)
Redevelop area adjacent to the Gorge, along Albemarle & Hillcrest into a green condominium or upscale apartment complex.
The existing apartments along Albemarle and Hillcrest, which are adjacent to the Gorge Park, is an area recommended for redevelopment. The project focuses on improving the high-density options in the neighborhood through infill development of a new condominium or a high-end apartment building utilizing green practice or LEED® certification. This project would promote environmentally responsible and resource-efficient development. Such a project would June 2010
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Photo 18 – Existing apartments on development site
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help improve the aging housing stock of the Gorge Terrace and offer more modern housing options for residents living in Gorge Terrace, but not able to afford the single-family attached housing that dominates the neighborhood. Developing more modern, affordable housing options in the area adjacent to Gorge Park should encourage younger population and potential workforce, which helps achieve a diverse mix of age groups living within the neighborhood. Through LEED® certified, the housing complex would enhance the overall health, natural environment, and quality of life in the neighborhood, thereby also promoting sustainable growth in the neighborhood. Table 9 illustrates that this project would not increase density in the neighborhood. Table 8 -- Current & Proposed Carrying Capacity of Albemarle & Hillcrest Condos/Apartments Project Each Capacity/ Holding Proposed Project Area Zone Acres Dwelling Acres Capacity capacity unit size Albemarle & Hillcrest R-5 1.23 12- 16 20 20 870sq ft Green Apartments
3rd)
Each parking lot size
Open space
12*22sq ft
30898.8sq ft
Create a special parkway improvement district between Hillcrest and Second Streets and Albemarle Avenue and Front Street (Gorge Metro Parkway) to encourage renovation and reconstruction.
The single-family lots on the north side of Front Street between Second Street and Hillcrest should receive special attention. Originally the thought was to rezone the property to R–5 zoning in order to encourage new development, however this idea was rejected because it would increase the density of this area and raise the land’s carrying capacity. Rezoning from R–4 to R–5 would allow new or renovated single-family attached and multi family units, however it may alter the character of the area.
4th)
Promote improvements to apartments along Second and Front Streets.
Photo 19 -- Proposed Improvement District Area
This apartment building area between Front and Second Streets at the intersection point is a very strategic area between Front and Second streets and is also very visible to the neighborhood. These apartment buildings are solidly constructed (see Photo 21); however lack inviting entry doors, front porches and other façade amenities. Landscaping is also somewhat sparse. Parking and parking access is provided off rear alleyways, however the rear alley lacks trees and landscaping therefore the alley is visible from Front Street and Second Street. The Photo 20-- Typical apartments on Front and Second goal would be to add front yard landscaping, building Street façade amenities, and alley screening. Density will also remain the same. Table 9 -- Existing Conditions of Second-Front Street Apartment area Total Area Existing Units Typical unit size 1.25 acres or 54,450 8 Buildings 2,000 to 2,500 Sq.ft for Sq.ft average unit (One to three stories)
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Density 4 - 6 dwelling units/acre
Lot size 6,500 - 10,500 Sq.ft
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5th)
Improve the Housing Stock in the Neighborhood by increasing Housing Rehabilitation and Code Enforcement and Create Additional New Construction Design Guidelines.
The Cuyahoga Falls General Development Code, Title 4 -- Building & Site Design outlines standards for general design, residential design, mixed-use center design, landscape design, and sign design that apply to Gorge Terrace. During the mini-charrette, Gorge Terrace residents overwhelmingly identified a need for better enforcement of these standards. Citing reasons such as unattractive views from the street, degradation of area property values, and human health issues, the residents felt that the existing standards, if enforced, would help improve the quality of landscaping and the general appearance of the neighborhood. In the view of the Gorge Terrace residents, the appearance of the neighborhood contributes to the overall quality of life and helps realize their perception of the Gorge Photo 21 – Typical Gorge Terrace Housing Stock Terrace neighborhood to be a quaint, safe, and beautiful residential area. In addition to code enforcement, existing house stock rehabilitation is primary for Gorge Terrace. The median year that most homes in Gorge Terrace were built is 1939. In fact, over 55% of homes were actually built earlier than 1939. Due to the aged housing stock in Gorge Terrace, housing rehabilitation is a central issue for the City’s ability to provide adequate living spaces for future generations. Assistance, both financial and technical, in the form of tax abatement, home inspections, and other existing City programs that Photo 22-- Typical Gorge Terrace Housing Stock facilitate housing rehabilitation, should be promoted to the residents of Gorge Terrace. Housing rehabilitation reduces sprawl and allows for the reuse of existing homes. It also preserves existing neighborhoods, and thus protects, preserves, and allows for new investment to neighborhood schools, parks, and public utilities. Housing rehabilitation also promotes the economic viability of cities and neighborhoods. The objectives for his vision are as follows: Stricter enforcement of the Housing Code Enforce Title 4 of the Cuyahoga Falls General Development Code. Expand/improve existing resident-recognition program for quality and mostimproved landscape by awarding recognition to each neighborhood within the City. Explore opportunities for volunteer neighborhood clean-up efforts for neighborhood common spaces. Provide assistance and inspection housing rehabilitation. Organization of programs for landlords to increase landscaping and overall beautification of their properties. Target multi-family rental units that have multiple code violations.
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Map 4 -- Vision 2 Projects
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3.
EXPANSION OF THE CHESTNUT CROSSING MIXED-USE CENTER
The Chestnut Crossings district is zoned an MU-2 Neighborhood Center. The Cuyahoga Falls Development Code defines MU-2 Neighborhood Centers as “walkable mixed-use areas at a small scale, primarily for commercial uses that support nearby dwellings. It is immediately adjacent to sub-urban and urban neighborhoods. It maintains a compact form and significant pedestrian connections to adjacent areas. The district is designed for and includes uses that function as a destination for only adjacent or nearby neighborhoods�. Even though Chestnut Crossings in its present condition serves the adjacent neighborhoods, it can function better. The goal is to add new locally owned neighborhood retail and service type businesses to the center. This goal will be accomplished through: the construction of several new infill buildings or live-work buildings on Chestnut Boulevard and to allow limited expansion to the MU-2 Center boundaries. This strategy can create new professional and entry-level jobs within the neighborhood. The strategy could also help create new start-up businesses, essential economic development element in fostering homegrown businesses.
A.
Promote new mixed-use buildings in the Chestnut Commons Area
The keystone to the redevelopment of Chestnut Crossing is the construction of mixed-use building on the corner of Chestnut Boulevard and Fourth Street. A mixed-use building is defined as a structure containing a dwelling unit or group of dwelling units along with one or more units having uses in addition to dwelling units not serving dwelling units. The proposed site includes 5 parcels, all zoned MU-2. A new building would be no taller than 3-stories and would have some retail on the first floor and at the corner of the building. There should be no more than 20 housing units in the building and ideally these units should be senior units. Photo 23-- Site of proposed Mixed-Use Building
Figure 3-- Example of Live-Work Buildings June 2010
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B.
Promote New Live-Work Units on Chestnut Boulevard and in scattered locations in Neighborhood.
The plan recommends encouraging the live-work units as the City’s development code allows for the same. Live – Work units are defined as a structure where a portion thereof is designed for a residential use, and a portion of the structure is designed for non-residential use to support the occupation or vocation of the resident of the dwelling unit. Each area shall separately and independently meet the required building codes applicable to the intended Use for that portion of the area. The live work unit would promote local business in the neighborhood that enhances economic growth. On the other hand the plan promotes a livable & a vibrant neighborhood center that would accessible to the residents in the neighborhood. The existing buildings could also be converted into live-work units. The City should promote live-work units by promoting live-work units throughout the neighborhood.
C.
Photo 24 – Former Live-Work Structures near Chestnut Commons
Create an RM-Mixed-Density Overlay Redevelopment Area on 4th Street
The vision is to allow the nine properties on the west side of 4th Street to be consolidated into one RM overlay district. This overlay district would promote rehabilitation and new construction. The overlay would promote new town home development along 4th Street and allow for the code allows a convenient store in the MU-2 district; based on the code we propose to set up a convenient store in the Chestnut Crossing’s area. Our recommendation is based on the fact that providing the neighborhood with a convenient store would provide the residents in the area with their necessities within in a walkable distance which will in turn result in growth in the area. Considering the children in & around the Gorge Terrace neighborhood, the plan also recommends to set up a center for childcare. These facilities would make the neighborhood livable as well as a suitable place to live. Photo 26 -- Potential Townhouse Types
Photo 25 – Live Work Opportunity on Front Street
Map 5 – New Mixed-Density Opportunities adjacent to Chestnut Crossing
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Map 6 -- Vision 3 Projects
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4.
LINK THE REMAINDER OF NEIGHBORHOOD WITH CUYAHOGA RIVER AREA THROUGH PUBLIC AND PRIVATE REINVESTMENT. A.
Develop Pedestrian Ways
Even though the neighborhood is very pedestrian friendly (except for Front Street), the plan calls for additional walking paths that provide better linkage to Second Street, Front Street and Chestnut Crossing. These links can improve the livability of the neighborhood. There is an opportunity to create a path Between Francis and Arcadia Avenues using a 50-foot rightof-way adjacent to 742 Francis Avenue and through the purchase of a 10-foot wide strip of land adjacent to 731 Arcadia Avenue. This area can be used as an informal path similar to Photos 27 and 28. Any land for a path connection between Arcadia Avenue and Albemarle Avenue and between Merline Street and Front Street must also be purchased. The path between Merline Street and Front Street could be a more formal path such as the one shown in Photo 29.
Photo 27 -- Neighborhood Path Example
B.
Photo 28-- Informal Path Example
Photo 29 – Formal Path Neighborhood Example
Reconstruct Hillcrest Drive into a 26 foot wide street with a 10 foot wide multi-purpose trail on the west side of street.
Hillcrest Drive is an important street within the Gorge Neighborhood. It borders the Gorge Metro Park grounds and terminates in an R-5 Mixed-Density zoned area. Because of this, there is a unique opportunity to improve both public and private property in this general area. Public improvements will include street redevelopment and private improvements will include new multi-family redevelopment along the west side of Hillcrest Drive. The plan also recommends allocating rehabilitation funds for housing improvements on the east side of Hillcrest Drive. Hillcrest Drive may be one of the most scenic drives in the City. It overlooks the Gorge Lake, the Dam and forested open spaces. It also is a major collector street within the neighborhood. Today this street is characterized as a temporary type street without curbs or sidewalks. The existing public right-of-way is 50 feet wide; therefore this area can be
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improved to include access for vehicles, bikes and pedestrians with public streetscape amenities.
C.
Improve all Substandard Streets to L50/S (Local Standard) Type Streets
Most streets in Gorge Terrace are classified as Local streets. Local streets are of limited continuity that provides access to abutting property over short distances. Local streets should have high connectivity to other local streets, collector streets, or arterial streets, but should be designed to discourage through traffic and encourages high pedestrian or bicycle use. All Local streets within Gorge Terrace are aligned with residential dwelling, most of which are singlefamily detached homes. Many of these units are homes to multi-car families that must utilize on street parking which requires adequate curbs, streetscape elements, and space standards. The streets in Gorge Photo 30 -- 6th Street Terrace make up the majority of impervious surfaces in the neighborhood, having implications in storm water management issues. Improving local, substandard streets to address these issues should be accomplished by meeting these objectives for all street redevelopment, according to the City of Cuyahoga Falls General Development Code 40 – 60 feet wide Rights-of-way 2 travel lanes, with 9 – 10 feet wide travel lanes 5 – 8 feet wide sidewalks in R-4 and R-5 zones, depending on density 8 foot wide sidewalks in MU-2 zone 32 feet maximum crosswalk distance Crosswalks across the finished street surface at all intersections where sidewalks intersect a Collector Street. Curbs and gutters along all streets. High priority street improvement projects should include: Francis Avenue, Arcadia Avenue, Hillcrest Drive and Sixth Street. All Gorge Terrace streets should meet Cuyahoga Falls General Development Code L-50/S: Local Standards.
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Photo 31 -- New street, but where are the street trees?
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D.
Plant Street Trees to 100% Stocking Level for all public streets
Public street trees planted in the tree lawn are assets to the community. Well-maintained street trees actually increase in value as they mature, unlike most other city infrastructure elements. Setting the of 100% stocking level of street trees will help maintain the existing character of Gorge Terrace and integrate the built environment with the surrounding open spaces. Achieving full stocking means that a street tree is planted in every available space that the development code will allow. Beyond the aesthetic benefits, a neighborhood fully stocked with street trees results in Photo 32 -- Street Trees in Kentlands, Maryland a high-quality, healthy living environment that lowers residents’ utility costs, enhances residents’ connection to nature, and advances the health of local and regional ecosystems. The following objectives will help accomplish the expanding Gorge Terrace street tree resource: Preserve and protect existing street trees during street construction and redevelopment Maintain existing tress on a routine basis – such as mature tree pruning and young tree establishment maintenance Plant every available space along the tree lawn, according to the Cuyahoga Falls General Development Code Plant large-growing trees wherever possible to maximize canopy cover, and therefore, the benefit afforded by street trees Plant only small-growing trees under overhead utility lines and where tree lawn width is at least 4 feet. Plant medium-growing trees in tree lawns 5-7 feet wide. Plant large-growing trees in tree lawns 8 feet wide or greater. Select tree species that tolerate the urban environment and minimize nuisance fruit/litter. The City should expand its list of recommended species to allow for improved diversity citywide. Do not plant ash trees, given the current threat of Emerald Ash Borer, an invasive, non-native insect pest that attacks ash trees. The Cuyahoga Falls General Development Code includes more detailed information on each streetscape component. All streets in Gorge Terrace should be evaluated for potential improvement for each of these elements.
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Map 7 – Creating Links in the Neighborhood
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APPENDIX A GORGE TERRACE STATE OF THE NEIGHBORHOOD DATA
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APPENDIX B 2009 LEED-ND PROJECT SCORECARD AND CHECKLIST
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