EAST 55th & EUCLID AVENUE CROSSROADS STUDY envisioning the penn square district October 2012
TABLE OF CONTENTS Introduction Neighborhood Evolution a transportation for livable transit driven development patterns communities initiative A Neighborhood That Grew Around Transit 7 The Need for a Plan 1 Reinvesting in Neighborhood Linkages 9 The Community Planning Process 3 Neighborhood Development Patterns 11 The Transit Network 17 Perception of Place 23 Issues and Opportunities 27
Exploring Opportunities The New Penn Square Realizing the Visionidentifying the neighborhood’s potential aligning development with infrastructure a strategy for the futureOngoing Investments Impacting Growth 31 Penn Square Neighborhood Plan 41 Implementation Initiatives 67Experiencing the Streets 33 Redevelopment Goals 42 Development Districts 69Transforming Streets to Create Place 34 E. 40th Mixed-Use District 45 Redevelopment Statistics 71Identifying Activity Generators 35 The Dunham Park District 46 Infrastructure Cost Analysis 77Networks and Urban Systems 36 The Agora District 47 Implementation Strategies 87Emerging Redevelopment Districts 37 Bridging the Gap: The Central Interchange 48 Transportation Network Investments 51
A Transportation for Livable Communities Initiative
THE NEED FOR A PLANThe East 55th and Euclid AvenueCrossroads Study creates a visionfor an underutilized portion ofMidTown that leverages its emerging East 63rd Street East 61st Street East 65th Street East 59th Street East 66th Street East 57th Streetidentity as the Cleveland Health- East 69th StreetTech Corridor, recent multi-modaltransportation investments andongoing redevelopment initiatives. East 55th StreetCleveland’s MidTown neighborhood occupiesa strategic location within the City. MidTownitself encompasses the area bordered by theInnerbelt Expressway on the west, East 79thStreet on the east, Cedar Avenue to the southand Chester / Payne Avenues east and west of55th Street. Situated between Downtown, theCampus District, Cleveland Clinic andUniversity Circle, MidTown is heavilyinfluenced by the region’s largest and fastest Study Areagrowing business and entertainment districts. 200 Acres 0.3 sq. milesThis plan focuses on the center of MidTown,an area defined by East 40th, East 69th,Chester Avenue and Carnegie Avenue. With a focus on the crossing of East 55th Street andIn addition to the prominent east-west corridors that define the Euclid Avenue , this plan will outline a vision for thetransportation system, the study area includes the near east side’s primary area bisected by the railroad lines that cannorth-south corridor, East 55th Street. However, despite the regional transform it into the Penn Square District.connections this crossroads creates, the area surrounding the East 55thStreet and Euclid Avenue intersection – the focus of this plan – continuesto be dominated by unrealized investment opportunities amid the publicand private investments that have taken place.
Greater Community Context The following report will outline a number• Direct highway access via Chester, of strategies for improving the East 55th Carnegie and Prospect to I-90 / I-71 / I-77 Street corridor while proposing and I-490 redevelopment initiatives that add value• Public transit connections on Euclid and identity to the neighborhood. The plan Avenue and East 55th Street utilizes the neighborhood’s important• Dedicated bicycle lanes along Euclid regional connections to propose the Avenue potential for business, retail, residential and• Central geographic point between green space that will allow the area to Downtown, University Circle, East 55th / achieve its true potential. I90 and East 55th / Opportunity Corridor• HealthLine Infrastructure This plan is important for MidTown because it will: University Circle • Create a neighborhood center and transportation hub to realize the vision set Downtown forth in previous plans Cleveland Cleveland Clinic • Improve pedestrian and bicycle connections East 55th Street Campus • Eliminate perceived east-west division District created at E. 55th Street • Capitalize on the Cleveland Health-Tech Corridor for business growth and economic development • Beautify the area surrounding East 55th and Euclid 2.1 Miles 2.4 Miles 2
THE COMMUNITY PLANNING PROCESSThe study was funded through aTransportation for Livable CommunitiesInitiative (TLCI) grant, established toprioritize linked transportation and economic Goals of the Transportation for Livable Communities Initiativedevelopment planning within core urban The TLCI provides federal funding or technical assistance for the planning ofcommunities that play an important role in transportation projects that meet the following goals:the region’s growth and sustainability.The MidTown Cleveland, Inc. economic development • Enhance the economic viability of existing communities within the regioncorporation partnered with the City of Cleveland andenlisted the services of City Architecture and Michael • Enhance the region’s quality of lifeBaker Jr. Inc. to apply for and win this competitive grantfor federal funding administered by the Northeast Ohio • Enhance a community’s identityAreawide Coordinating Agency (NOACA). With the • Foster compact land use development/redevelopmentattainment of the TLCI grant, MidTown is proactively andstrategically planning for the neighborhood’s future. • Facilitate accessibility by improving the range of transportation choices by adding orThrough the TLCI program, NOACA is able to support improving pedestrian, transit or bicycle facilitiesplanning efforts that promote an enhanced quality of life inurban districts that pair transportation and economic • Reduce air and water pollution through best management practicesdevelopment initiatives. Throughout the study these two • Encourage fuel and energy conservationplanning perspectives are integrated through an analysisof existing conditions from which initiatives are developed • Promote a healthier community through planning and environmental linkages from anwith the purpose of envisioning and realizing a growing integrated transportation perspectiveMidTown business district. • Preserve and enhance open space, farmland and forests • Assist the redevelopment of urban core communities • Result in projects that can compete at the regional level for capital funds through NOACA’s regional transportation investment process • Enhance the historic, scenic and environmental elements of the transportation system • Improve the safety and efficiency of the existing transportation system
Through continuous interaction, afuture has been envisioned forMidTown that has grown from theconcept outlined in the grantapplication into a plan that meetsthe needs of all those involvedtoday and can adapt to meetchanging demands through time.A Steering Committee of neighborhoodstakeholders and investors was created toprovide insight into MidTown’s history,business growth, real estate trends and to Steering Committee Membersevaluate alternatives for public and private The creation of the Penn Square Neighborhood Dale Matthias – City Missioninvestments. In addition, the greater Plan is a result of participation by many John Melchiorre – HP Manufacturingcommunity was invited to guide the community stakeholders. The following Gordon Priemer – Hartland Developmentrecommendations within this plan at strategic individuals graciously donated their time and Barney Taxel – Taxel Imaging Grouppoints where feedback was required and energy, serving as a Steering Committee to Jason Therrion – thunder::techdecisions were made that directly affect the guide the development of the plan: Maria Thompson – PNC Bankneighborhood’s future. Interspersed withthese formal meetings, numerous sessions MidTown Cleveland, Inc. City of Cleveland:were held with MidTown Cleveland to discuss Jim Haviland – Executive Director Kim Scott – City Planning Commissionfuture plans and better understand Jeff Pesler – Assistant Director Randell Scott – Department of Public Worksdevelopment trends. Diane Dunleavy – Manager, Fund Development Andrew Cross – Department of Engineering Carm Kelly – Manager, Office Operations JP Kilroy – CIRI Manager & Business Outreach NOACA: Michael Fleming – Manager, Planning & Dev. Ryan Noles – TLCI Project Manager Mahmoud Al-Lozi – Principal Planning Engineer Neighborhood Stakeholders: Tom Bier – Cleveland State University City Architecture: Mary Beth Feke - GCRTA Paul Volpe Matt Schmidt Scott Garson – Pierre’s Ice Cream Kat Keller Fred Geis – Geis Companies/Hemingway Dev. Baker: Tiffany Graham – LAND Studio Nancy Lyon Stadler Lori Duguid William Harris – Norfolk Southern 4
A NEIGHBORHOOD THAT GREW AROUND TRANSIT As trends changed, public transit and railThroughout Cleveland’s history the intersection of East 55th Street and travel declined in popularity. Eventually theEuclid Avenue has been a center of activity. As a result, the character of Pennsylvania Central passenger station closed.the neighborhood has been defined by the dynamics of this This brought about a gradual shift in the area,transportation and infrastructure hub. eventually leading to a reduction in the prominence of East 55th and Euclid. The mixtureIn 1852, the Pennsylvania Central railroad line that spurred dense, urban, mixed-use of land uses steadily declined, with businesswas constructed across Cleveland’s east side, development. Through the first half of the development dominating the area. The railroadcrossing through MidTown at the intersection of twentieth century the area was bustling with bridge no longer acted as a public gathering placeEast 55th Street and Euclid Avenue. With the activity, with the railroad bridge acting as a bringing the neighborhood together, but became aconstruction of a passenger rail station at the public gathering place. visual and physical separation within MidTown assouth west corner, an activity node was created vacant land began to surround it. 1852: The rail line crossing Euclid Avenue was constructed 1902: The Euclid Avenue Station was constructed
Looking west along Euclid Avenue Looking east at the railroad overpass Looking north along East 55th Street Historically, neighborhoods grew and evolved around the linkages created by transportation networks, and private development followed the infrastructure. MidTown grew in this way around the intersection of East 55th and Euclid Avenue. These historic photos show the construction of the rail line crossing, the Euclid Avenue Station and the overpass.1912: The railroad overpass was built 1965: The Euclid Avenue station closes 8
RE-INVESTING IN NEIGHBORHOOD LINKAGES:The construction of the HealthLine Bus Rapid Transit system isspurring rebirth, representing a new phase in the neighborhood’shistory of redevelopment linked with transportation initiatives.As history indicates, the evolution of the public planning for the changes expected to take attractiveness as a thriving business district.transportation / infrastructure network has once place. The first phase of a neighborhood wide However, the East 55th and Euclid intersectionagain affected development trends within master plan in 1997 has become a living and the area surrounding the railroad crossingMidTown. In anticipation of the construction of document after regular evaluations and have yet to regain their full potential.the HealthLine, MidTown Cleveland proactively updates. New construction and buildingaddressed redevelopment initiatives, and began renovations have increased MidTown’s 1990s: Until recently, the Euclid Avenue was designed purely for 2008: Completion of the HealthLine transformed Euclid the automobile Avenue into the region’s first true multi-modal corridor
UNITING TRANSIT AND DEVELOPMENT MidTown Master Plan – 1997 - Present MidTown and City Architecture began the process of planning the district in 1997 with a Master Plan that envisioned a rediscovered and renewed community. The focus began by understanding investments already made while balancing the future of the district with what was feasible. As the HealthLine came to fruition and the foundation of the Cleveland Health-Tech corridor was laid, MidTown’s potential grew and the master plan continued to evolve to responded to land use, green space, and investment opportunities. As the 2005 MidTown Master Plan began to take shape and development became visible in the community, the Cleveland Health-Tech Corridor became a reality. Today, MidTown strives to compound its growth and development beyond the corridor to each of its individual districts, linking them together through a comprehensive master Plan that looks at all forms of land use and linkages.MidTown East Plan – 2008Following the completion of the MasterPlan, MidTown further evolved itsplanning to include a study of theneighborhood’s East End. Althoughencompassing a portion of the area withinthis plan, the focus of the effort plannedfor linkages through new residential, officeand green space uses to the ClevelandClinic Campus and University Circle. Thisplan developed specific projecteddevelopment yields.Previous planning studies have had a strong focus on the eastern and western ends of MidTown.The East 55th and Euclid Avenue Crossroads Study focuses inward, uniting the previous initiatives to create aunified and cohesive center for the neighborhood. 10
NEIGHBORHOOD DEVELOPMENT PATTERNS:The growth of office uses in MidTown hascreated an identity as one of Cleveland’s Land use characteristics of the study area:premier business districts. The result has o Business and institutional uses dominate the landscape.been further promotion of the o Residential uses scattered throughout are not consistentadvancement of the Cleveland Health-Tech enough to fully define it as a residential neighborhood.Corridor initiative, new construction and o The Agora Theater and Ballroom entertainment complexbuilding renovations. create a regional anchor along Euclid Avenue that draws large crowds into the neighborhood.The blend of uses surrounding the East 55th andEuclid intersection decreased sharply following the o Individual developments have private parking and presentclosing of the passenger rail station. Today the opportunities for shared parking.neighborhood is a made up primarily of business, o There are very few retail / restaurant uses within theoffice and social service / institutional uses. neighborhood. Existing locations include auto-orientedA reduction in the overall density of neighborhood service businesses, a gas station, Salvation Army store,development over time has resulted in MidTown hardware store and two restaurants / delis.having a unique character in comparison to other o There is very little defined public space. Colonel Charlesbusiness districts. Its proximity to Downtown and Young Park, a small pocket park on Prospect Avenue, isUniversity Circle, combined with its innate urban very rarely used.environment, makes the neighborhood a convenientand well connected place for businesses. However, o A new public gathering space was created with thereadily available land provides the opportunity for temporary transformation of a private plaza at theamenities such as on-site parking, individualized American Red Cross into a place for food trucks once abuildings and associated open space that are more week.typically found in suburban locations. MidTown has o The historic Dunham Tavern Museum and Park occupiesthe ability to offer businesses, both big and small, the almost a full city block, and is the site of an expandingbest of both an urban and suburban setting. farm garden in partnership with the Cleveland Botanical Garden. o As a result of the land use trends, the neighborhood’s population is significantly higher during the work day than in the evenings and over the weekend.
LAND USE ANALYSIS Wilson Towers East 55th Street East 69th Street Dunham Park Salvation Army GCRTA Service Center Gallucci’s Pierre’s Italian Foods Agora Ice Cream Theater MidTown St. Paul’sNortheast Tech Park ShrineOhio CampusRegionalSewer DominoDistrict Sugar Carnegie Avenue Carr Center Cedar Avenue 12
NEIGHBORHOOD DEVELOPMENT PATTERNS:Vacant land and buildings lend to thesense of blight surrounding East 55thand Euclid, yet represent an opportunityfor continued change and growth.The isolation of vacant land and buildings on the mapto the right reveals a series of patterns that haveformed within the neighborhood. A great deal ofbuilding renovation and demolition has taken placewithin MidTown. However, an assortment of vacantstructures remain scattered in various parts of theneighborhood. These buildings range from small,single-use commercial properties to large, multi-structured former industrial complexes.Vacant land, however, has a greater impact on theoverall feeling and aesthetic of the place. As a resultof changing land use trends and past disinvestment,the highest concentration of vacant land surroundsthe East 55th and Euclid intersection. Many of theseproperties have been targeted for acquisition byMidTown as they have become available, and havebeen assembled into larger redevelopment sites.Within the 200 acre study area, 31 acres, or 16% ofthe land, is currently vacant. As a result of this lackof development and property upkeep, portions of thestudy area feel abandoned and blighted.
VACANT LAND INVENTORY Wilson Towers East 55th Street Dunham Park Salvation Army GCRTA Service Center Pierre’s Gallucci’sSt. Paul’s Agora Italian Foods East 69th Street Ice CreamShrine Theater MidTown Tech Park Domino Sugar Carnegie Avenue Carr Center Cedar Avenue Vacant Land and Buildings Total Study Area: 200 Acres Vacant Property Area: 31 Acres (16% of study area) 14
NEIGHBORHOOD DEVELOPMENT PATTERNS:As development needs and land usetrends have evolved within MidTown, Underutilized Properties – Key Issuescertain buildings and properties nolonger contribute to the character of the Non-consistent / Non-neighborhood. complementary Uses The neighborhood’s land use analysis demonstrates that a varied group of uses can be found within MidTown. However, within thisBuildings and properties exist today that no longer study area there are certain uses that nocomplement the neighborhood and the longer complement others that surround them.characteristics that are defining MidTown’s future. For example, auto-oriented uses such as theUnderutilized properties are defined as occupied land repair shops and gas stations are moreor buildings that could serve a higher purpose within contiguous with uses along Carnegie Avenuethe neighborhood should they be reconfigured or than they do on or adjacent to Euclid Avenue.redeveloped. Additionally, residential uses are moreAs seen in the associated map, many of the area’s appropriate around the Prospect Avenuesingle-story, single-use buildings can be considered Historic District than along Carnegie Avenueobsolete properties given their redevelopment adjacent to vacant land and businesspotential as multi-story office or mixed-use development.development. In addition, existing parking lots, or Functionally Obsolete Buildingseven portions of parking lots that face active streets, There are vacant buildings and properties thatcan be considered to be underutilized. These are are for sale within the study that can be defineddemonstrated in cases where the possibility to add as functionally obsolete. These buildings arenew development, landscaping, or green space may those that would be cost prohibitive to renovatefill voids along the streets or take advantage of sites in a way that would complement currentat key intersections. redevelopment trends. These may include vacant single-use structures, or those that do not have a floor plate or necessary infrastructure that would support a variety of new uses that are growing within MidTown such as laboratories and high-tech office spaces.
Underutilized Land UNDERUTILIZED PROPERTIES Functionally Obsolete Buildings Inconsistent Land Uses East 55th Street Wilson Towers Dunham Park Salvation Army GCRTA Service Center Gallucci’s East 69th Street Pierre’s Italian Foods Agora Ice Cream Theater MidTown St. Paul’s Tech Park Shrine Domino Sugar Carnegie Avenue Carr Center Cedar AvenueUnderutilized Land and Buildings Total Study Area: 200 Acres Underutilized Property Area: 13.5 Acres (7% of study area) 16
THE TRANSPORTATION NETWORK: “Complete Streets”The street and block network within the study area is There is a shift in the way in which roadways are beingpredominantly defined by large blocks and major arterials that designed within urban areas. There is a growing trendconnect MidTown to the surrounding Cleveland neighborhoods within both the nation and the City of Cleveland toand beyond. prioritize multi-modal, or complete streets, as a catalyst for joint public and private investment. The development of a complete street includes a variety of transportation modes and amenities outside of singleAll of the area’s development, vacant land the study area Carnegie, Prospect, use roadway design.and underutilized properties are united Euclid and Chester Avenues arethrough the street and block network. considered the arterial routes throughThe configuration of the streets defines MidTown. However, in the north-southhow one accesses and encounters the direction only East 40th and East 55thbusinesses and public spaces within Streets serve that purpose; with EastMidTown. The study area is composed of 55th being the dominant connection.a wide variety of street types, some of As a result of this street grid, there arewhich support multi-modal transportation significantly fewer north-southopportunities and some of which are connections within the MidTown block Bike Amenities Transit Waiting Environmentssingular in the nature to whom they serve. network. In some instances there areIndependent of the street type, a streets that have been abandoneddominating characteristic of the and/or vacated to private propertyneighborhood’s roadway system is the owners. This has had a negativesize and configuration of the block impact on the pedestrian environment,network. As with many Cleveland and reduced the market for groundneighborhoods, the east-west streets floor retail uses. The distance that onedominate the system, while the north- must travel in an east-west direction tosouth streets more often take on a reach a north-south connector is Hardscaped Surfaces Pedestrian Amenitiessecondary and tertiary function. Within excessive, reaching nearly a half mile between roadways. Signage and Wayfinding Landscaping
STREET AND BLOCK PATTERNS East 55th Street 0.1 miles 620 feet 2,650 feet 0.5 miles East 69th Street 0.2 miles 960 feet Carnegie Avenue 340 feet Cedar AvenueRoadway Network Major Arterials Neighborhood Streets Minor Arterials Bike Lanes 18
THE TRANSPORTATION NETWORK: Euclid Avenue The Euclid Corridor Bus Rapid Transit—or HealthLine— project undeniably improved the character of MidTown’s transportation system. Euclid Avenue is now a true multi- modal roadway defined by the dedicated bus lines with center stations at quarter mile intervals. New sidewalks and dedicated bike lanes complement the system, rebalancing the roadway to integrate modes of travel, emphasizing a preference towards mass transit, pedestrians, and bicyclists. With bus stations in the center of the street, the cartway configuration continually changes as one travels along the corridor. Typically, there are two bus lanes that run along the center of the roadway, with a single driving lane in either direction, and bike lanes adjacent to the curbs. In specific locations left turn lanes or on-street parking lanes are integrated. Euclid Avenue now has a focus towards mass transit, pedestrian and bike uses. Carnegie Avenue In contrast to Euclid, Carnegie Avenue is dominated by the automobile. This roadway serves as a major artery between Downtown Cleveland and the neighborhoods and cities on the near-east side. Development patterns along the roadway correspond to how it is used, and are dominated by auto-oriented businesses, services and retailers. Within the study area, Carnegie Avenue consists of a four and five lane configuration. The cartway has two travel lanes in either direction, with a continuous center turn lane east of 55th Street. Traffic along the roadway is significantly heavier than along Euclid Avenue, and is considered a major commuter route.
ROADWAY CHARACTERISTICS Chester Avenue Also a major arterial, Chester Avenue serves a similar role as Carnegie Avenue. However, Chester is defined by a central median. To the east of 55th Street the median is planted with grass and street trees, while to the west it is a paved concrete island. East 55th Street As the only north-south major arterial within the Chester Avenue consists of three travel lanes on both its eastbound study area, East 55th Street is dominated by the and westbound sides, with a left turn lane carved into the median at automobile. As a result, East 55th Street divides specific locations. The street is considered a significant east-west MidTown into eastern and western areas. The commuter route. Carnegie and Chester Avenues are both auto- majority of East 55th Street consists of a five lane centric, but the environment on Chester is enhanceced by configuration, with a center turn lane between two landscape. driving lanes in each direction. However, north of Euclid the roadway narrows to four lanes as it passes beneath the railroad overpass, and then Prospect Avenue widens to six lanes before reaching Chester The Prospect Avenue corridor is unique to Avenue. the MidTown area. The street is considered a historic district and is lined The railroad overpass at the Euclid intersection by a mixture of brownstones, restored defines this portion of East 55th Street. The mansions converted to offices, apartment overpass, once bustling with activity, is now buildings, office buildings and mixed-use rundown with spalling concrete walls and rusting properties. Due to its connection to the metal work. The pedestrian islands and sidewalks freeway, traffic can be heavy along the beneath the bridge are not well lit, and intimidating roadway at times. However, the street is to navigate on foot. Both the physical appearance very pedestrian friendly. of the structure itself and the environment that it creates serve to divideIn the early 1990s Prospect Avenue underwent a transition, the study area in botheliminating two driving lanes in favor of a four lane cartway with new the east-west andsidewalks and tree lawns. Today, the wide tree lawns and street north-south direction.trees provide a backdrop to the street’s historic architecture, and iswhat makes the pedestrian environment so attractive. The outer twolanes are now used for on-street parking during non-peak times. 20
THE TRANSPORTATION NETWORK:The traffic capacity analysis results of the East 55th Street corridordemonstrates that the three intersections analyzed can carry additional traffic. The area evaluated for the traffic study included the three signalized intersections along East 55th Street: Chester, Euclid and Carnegie. The traffic analysis assessed the existing conditions and traffic operations at these signalized intersections, followed by an assessment of future traffic conditions that incorporated the proposed development within the study area. To evaluate the existing conditions at the project intersections, traffic count data was collected from September to October 2011. The results of the existing conditions analysis were used to set a benchmark to assess the performance of the proposed development and improvement scenarios. Peak hour traffic operations were assessed based on existing levels of service (LOS) and average delays. All three intersections function at acceptable levels, operating at LOS D or better. This is good performance for an urban downtown area. Although the design standard is LOS D, it is rarely achieved in an urban downtown environment. EXISTING TRAFFIC ANALYSIS RESULTS FOR AM AND PM PEAK HOURS (Based on Existing Signal Timing and Phasing)
TRAFFIC STUDY - EXISTING CONDITIONSE.55TH Street / Carnegie AvenueRecommended Signal ImprovementsAlthough overall intersection operations at E.55thStreet/Carnegie Avenue are acceptable, trafficoperations for the left turn movements would beimproved with the addition ofprotected/permissive left turn signal heads on allfour approaches. For example, the westboundleft turn carries approximately 215 vehicles perhour (vph) in the PM peak and the resultingqueue is lengthy. Although the other approachescarry fewer vehicles, the opposing traffic streamsmake execution of the northbound, southboundand eastbound left turns a challenge. Theprovision of protected/permissive lefts for all fourapproaches is expected to significantly improveintersection operations for the WB left turnmovement while maintaining overall intersectionoperations at LOS D. These left turn movementsare not a problem during the AM peak so thephases could be timed to function exclusivelyduring the PM peak. 22
PERCEPTION OF PLACE:Although many of the Describe your impression of East 55th and Euclid in ONE word:neighborhood’s stakeholders feel (red outlines indicate answers that were listed multiple times)that this portion of MidTown is notattractive and is in need ofinvestment, their survey responsesalso demonstrate that they believethere is potential for growth andchange.A survey was distributed to employeesthroughout the neighborhood to betterunderstand the ways in which individualsperceive the neighborhood. The surveyassessed overall impressions of MidTown,how employees access the neighborhood,ways in which they use the streets,destinations around MidTown andopportunities for enhancing the district.Although the responses were varied, a seriesof trends began to emerge as the surveyresults were tallied, as seen on the followingpages. Is MidTown a pleasant place to work? “ Although it has easy access, it does not have a neighborhood feel - there is no reason to linger after work and Yes No (27.8%) no place other than the office to (72.2%) ’’ invite clients or colleagues
STAKEHOLDER SURVEY RESULTSWhat are the three BEST locations Do you consider the area aroundin MidTown? East 55th and Euclid to be: Euclid – 30th-40th 15 Gallucci’s 12 AsiaTown 12 Prospect Avenue 12 Euclid – East 70’s 5 Comfortable Convenient Unpleasant Cleveland State 5 Connected Important Isolated Dunham Tavern 3 Unsafe Safe The Agora 3 Applied Technologies 3 Colonel Young Park 3 (10.1%) (63.3%) (3.8%) (62.0%) (24.1%) (45.6%) (25.3%) (48.1%)What are the three WORST locationsin MidTown? What types of uses would attract you to the area East 55th Street 25 around East 55th and Euclid? East 55th & Euclid 18 Abandoned Buildings 13 Chester Avenue 11 Vacant land 8 Carnegie Avenue 8 Cedar / southern border 7 Vacant RTA Building 4 Around the Agora 4 Former Somer’s Diner 3 Restaurants / Dining“ Responses Transit Options No convenient shopping like a Entertainment Green Space Office Space Bike Station Other Services Residential Walgreens or CVS, no variety in Shopping Social Options Parking dining within walking distance for ’’ lunch or after work (88.6%) (62.0%) (13.9%) (62.0%) (3.8%) (27.8%) (30.4%) (39.4%) (25.3%) (20.3%) 24
PERCEPTION OF PLACE:How often do you walk along: Why don’t you choose to walk more? There is nowhere to go / nothing to The physical elements of the pedestrian experience Chester Carnegie Prospect Euclid East 55th walk to / needs more destinations 16 The neighborhood is unsafe / exemplify the sentiment of Dark and unsafe after hours 12 survey respondents: that the Other destinations are too far / study area is in need of No destinations within limited time 9 improvements and the area’s It is not pedestrian friendly / shortcomings negatively Poor sidewalks 3 impact the overall atmosphere of MidTown. As one interacts with the neighborhood as What type of streetscape improvements would make a pedestrian or cyclist, they have a very you comfortable walking / cycling / accessing public different perspective than somebody transit in the area surrounding East 55th and Euclid? passing through in a car or on the HealthLine. Experiencing the place at sidewalk level allows an observer to be more aware of the details of their surroundings. In some portions of MidTown this brings to light investments in properties or seasonal landscaping at HealthLine stops. In other instances, it Trees and Improved Landscaping highlights a lack of investment or pride in neighborhood upkeep. Unfortunately, it is often these negative traits that affect Property Maintenance one’s impression of a place. Cleaner Sidewalks Other Responses New Sidewalks Bike Amenities Snow Plowing Public Art Benches Lighting Signage (37.3%) (76.0%) (28.0%) (30.7%) (77.3%) (33.3%) (46.7%) (36.0%) (45.3%) (69.3%)
CONDITIONS DRIVING SURVEY RESPONSES CAUSE EFFECT Limited Infrastructure Concreted Investment / Deterioration and Maintenance Debris Vandalism, Graffiti Abandonment and Blight Weeds and Accumulated Neglect and Code Litter and Clutter DeficienciesLack of Maintenance Poor Condition andand Uncertainty over Aesthetic of Railroad Responsibility Bridges Renewed Sense of Ownership, Maintenance and Investment Revitalization 26
ISSUES AND OPPORTUNITIES:Changing the perception of place requires the incremental, strategic Undertaking this initial step in the planning processimprovement in highly visible locations, thus prompting the allows the team to thoroughly examine MidTown to understand both its positive and negativetransformation of issues into opportunities. Seeking these changes characteristics. In order for a master plan of thiswill guide the planning process and initiate discovery of the area’s type to be truly successful, the negativetrue potential. perceptions of MidTown must be addressed so that they can be transformed into opportunities for positive growth and change. ISSUE OPPORTUNITY Large areas of vacant land Vacant land is an disrupt the opportunity to reshape streetscape MidTown Inharmonious Establishing land uses affect redevelopment the function of potential will bring unity neighborhood Neighborhood The ability exists togateways do not communicateprovide sense of MidTown’s expanding arrival identity
LOOKING AT MIDTOWN DIFFERENTLY CAUSE EFFECT East 55th street is Its scale creates the the north-south perception that it divides connector on the the district east sideThe railroad bridge has It creates awkward an imposing presence pedestrian moments They provide a MidTown has character through which important historic to establish a new assets that remain neighborhood vision A transit hub was New investment is the cause for once again the effect neighborhood of new transit growth infrastructure 28
ONGOING INVESTMENTS IMPACTING GROWTHOngoing investments andredevelopment initiatives in The Agora ComplexMidTown are demonstrating the The historic Agora Theater and concert hall has been an anchor within this central interchange ofpotential of the neighborhood MidTown for years. Concerts and performancesthrough the rediscovery of assets. continue to draw crowds not only from the greater Cleveland region, but nationally. The historicThe changing character of the neighborhood complex, including the Agora Theater, Ballroom,can be seen in redevelopment projects that office spaces and retail storefronts was recentlyare occurring. The conversions and acquired by MidTown Cleveland, Inc. Plans arerenovations of historic mansions along underway for the renovation of the complex toProspect Avenue demonstrate a commitment ensure its long-term sustainability as ato the area’s proud history, while new and neighborhood anchor. A new restaurant wasplanned construction reveal a new and recently opened in one of the Euclid Avenueexciting future. Through both public and storefronts. MidTown Cleveland, Inc. will locate itsprivate redevelopment, there is a great deal corporate offices, a resource center and conferenceof positive change and growth on the horizon. facility to another storefront. MidTown Tech Park Campus The recent construction of the MidTown Tech Park between at Euclid and East 69th Street marks an initial stage in the establishment of the Cleveland Health-Tech Corridor. Aimed at attracting a growing number of bio-technology companies to the area, the building provides open office and laboratory spaces for new and existing businesses. In addition to the new construction, a second phase of the project is moving forward that involves the renovation of existing mixed-use buildings to the east and west of the MidTown Tech Park at 6555 Carnegie and 7000 Euclid.
Third District Warner Swasey Complex The vacant former four-story Warner Swasey industrial complexPolice Station occupies a highly visible site along Carnegie Avenue. The building,The City of Cleveland is integrated with the City’s existing Charles V. Carr Municipalmaking a large Complex, is planned for renovation and adaptive reuse as an officeinvestment in the future complex to complement the Cleveland Health-Techof the MidTown Corridor. The projectNeighborhood through will involve thethe construction of a restoration of the mainnew Third District four-story brick portionPolice Station and of the building, and theCitywide Communications Center. The new station is planned on a demolition of a one-vacant lot fronting the north side of Chester Avenue abutting the story warehouserailroad overpass. The redevelopment will improve what today is a addition that is inblighted and desolate portion of the neighborhood, and bring new life disrepair.and activity to this block. Dunham Park Superior Technology Partners The historic Dunham Tavern As a new company poised for relocation and growth within Museum is poised for expansion MidTown, Superior Technology Partners is proposing to construct and growth between East 66th and a series of buildings on vacant land on the blocks between East East 69th Streets. Through 59th and East 63rd Streets. Realized within a series of phased programming partnerships with the initiatives, the complex will include a digital storage facility, power Cleveland Botanical Garden, station, office building and parking structure. Dunham Park has been transformed into a working agricultural farm, reestablishing the original site. The acquisitionof the land at the northeast corner of Euclid and East 66th Street willexpand the park while increasing visibility and programming opportunity,ultimately realizing the goal of creating MidTown’s Central Park. 32
EXPERIENCING THE STREETSDespite the investments that are An analysis of the streets shows that there the emerging urban character withinoccurring, the urban streetscape are opportunities for changing the physical MidTown, lending to a less cohesive district nature of the roadways and how one than one might initially perceive.experience is discontinuous, experiences MidTown. Throughout thevarying between building Within the study area, the parking lots and neighborhood’s corridors there is afrontages, parking lots and vacant vacant land represent approximately 2.6 disproportionate amount of street / sidewalk miles along the corridors, or 55% of the totalland. frontage that is bordered by buildings and undeveloped street frontage. These sites development versus the linear feet of parking create an opportunity to reconsider land uses, lots and vacant land. infill new development and connect existing Although clusters of development create development to create a cohesive activity nodes along each of the streets, they neighborhood. are separated and divided by the undeveloped frontage. This creates breaks in Euclid Avenue Carnegie Avenue East 55th Street Total Roadway Frontage: 8,619 l.f. Total Roadway Frontage: 4,699 l.f. Total Roadway Frontage: 3,087 l.f. (East 40th – East 69th) (East 40th – Railroad Overpass) (Chester – Carnegie) Parking Lot Frontage: 2,419 l.f. Parking Lot Frontage: 1,743 l.f. Parking Lot Frontage: 1,332 l.f. (28% of Euclid Avenue) (37% of Carnegie Avenue) (43% of East 55th Street) Vacant Property Frontage: 2,176 l.f. Vacant Property Frontage: 690 l.f. Vacant Property Frontage: 506 l.f. (25% of Euclid Avenue) (15% of Carnegie Avenue) (16% of East 55th Street) Total Undeveloped Frontage: 4,595 l.f. (53%) Total Undeveloped Frontage: 2,433 l.f. (52%) Total Undeveloped Frontage: 1,838 l.f. (59%)
TRANSFORMING STREETS TO CREATE PLACEThe concept of creating a multi-modal Coordinated street and development as streetscape design, landscaping, bicyclestreet experience is one that has taken on planning, as promoted through a facilities or bus route enhancements. The Transportation for Livable Communities combination of promoting existingan exciting role within the region, utilizing Initiative, has offered many neighborhoods strengths, economic development thata combination of infrastructure and the ability to plan for growth of multiple builds from them and infrastructureeconomic development to identify and systems at one time. Access, identity and enhancements that link them all togetherleverage activity centers. the accommodation of multiple modes of results in strong, cohesive districts with a transportation have all been addressed recognizable identity and sense of place. through infrastructure improvements such PLACEMAKING EXAMPLES East 12th Street Detroit Avenue Euclid Avenue The Avenue District Gordon Square Arts District Euclid Avenue Corridor 34
IDENTIFYING ACTIVITY GENERATORSMidTown has an established identity and vision. Thisplan highlights activity generators and recommendstargeted infrastructure improvements to incentivizeprivate investment.When locating these important featureswithin the study area, a trend becomesapparent. The greatest concentration ofplanned and recent investments hasoccurred at the eastern and westernedges of the study area. However, nearthe center at East 55th Street andEuclid Avenue there is a noticeable gapin investment. This trend is in line withthe perception of the neighborhood asrelayed through the surveys, in whichthe physical center of the neighborhoodwas viewed as the least attractive.Eliminating the development gap atEast 55th Street and Euclid Avenue willcreate a seamless experience for usersthat unites MidTown.
NETWORKS AND URBAN SYSTEMSKey: Neighborhood Zones Overlaying neighborhood zones, Health-Line transportation systems and retail Bus Routes locations further highlights the t Transit Stops Eastern and Western Focus Areas, Retail Locations and the division created at East 55th Street. A further analysis of the neighborhood reveals that more than just ongoing investments lend to the creation of the Eastern and Western Focus Areas. It is to the west of the 55th Street corridor that the Prospect Avenue Historic District can be found, and where the Euclid Avenue Commercial Spine is the strongest. Public transit linkages currently serve to unite the Eastern and Western Focus Areas. HealthLine stations line Euclid Avenue at approximately quarter mile intervals – or a five minute walk. Growth around these BRT transit stations has promoted successful transit oriented development. The prominent north- south public transit route, the Number 2 bus line, runs primarily along East 55th Street. However, despite the important crossing of these two lines, the East 55th Street corridor remains a division between the Eastern and Western Focus Areas. 36
EMERGING REDEVELOPMENT DISTRICTSStrategic redevelopment districts havebeen envisioned as a means ofprioritizing opportunities that build onexisting investments and catalyze new East 40th Streetdevelopment that will change the Dunham Park District Mixed-Use Districtperception of the East 55th Street and Building from the momentum for The planned expansion ofEuclid Avenue intersection. business growth and investment Dunham Park, its adjacency to to the west of this site, there is an one of the area’s most popularFour districts have been identified for targeted opportunity to take advantage of commercial destinations atredevelopment and infrastructure investment. Each of existing surface parking lots in Gallucci’s Market and the growingthe four districts were chosen for specific reasons – in order to infuse economic and employment base surrounding thesome cases building from growing momentum, while in residential/mixed use MidTown Tech Park Campus haveothers focusing on underutilized land that is essential to development at this key the potential to create a thrivingbetter link the neighborhood. Each of the districts intersection and create corners. destination surrounding East 66thidentified provides an opportunity to support and grow and Euclid.one of MidTown’s many strengths in a manner that willultimately result in an active mixed-use district. The Agora District Central Interchange The Agora District represents a The area surrounding East 55th segment of the neighborhood in and Euclid represents the center which business growth, of the neighborhood. As the entertainment uses, residential surrounding districts continue to development, historic assets and grow and develop in their own opportunities for the reuse of unique ways, the Central vacant land can all unite to Interchange represents an create a new activity center for opportunity to unite them, to once MidTown. again become the heart of MidTown.
East 55th Street Euclid Avenue East 69th Street Carnegie Avenue Cedar Avenue R# 38
PENN SQUARE NEIGHBORHOOD PLAN The East 55th and Euclid Avenue Crossroads Study has been to conceived to encourage activity, 8 promote security, accentuate identity & add value to MidTown. 15 2 9 13 16 3 3 4 7 12 1 12 5 2 13 15 146 6 15 5 6 14
REDEVELOPMENT GOALS Define and create a meaningful and memorable experience for the Cleveland Health-Tech Corridor. The East 55th and Euclid Avenue Crossroads Study calls for a series of infrastructure and economic development initiatives to provide the physical framework through which the true vision of the Cleveland Health-Tech Corridor can be reached. The plan creates proposals that are both broad thinking, yet 10 realizable, and take advantage of its unique location between 3 11 Downtown and University Circle. 4 13 9 11 The following transportation and redevelopment concepts summarize the vision for MidTown: 1. Renovated Agora Theater Complex 11 11 2. Vacant Land Reuse Strategies9 3. Mixed-Use Business Growth 4. New Commercial Destinations 5. Residential Development 6. Renovated Neighborhood Buildings 7. Expanded Agora Entertainment District 8. New Third District Police Station 9. Proposed Business Expansions 10. Expanded Dunham Park 11. MidTown Tech Park Campus 12. Neighborhood Parks and Green Spaces 13. New / Enhanced North-South Connections 14. Bicycle Infrastructure Enhancements 15. Streetscape Initiatives 16. Public Art at the Railroad Overpass 42
Identify activity centers fromwhich to build synergy andredevelopment potential.Redevelopment initiatives have been identified tobuild on existing catalysts. The excitement andenergy being generated by ongoing and plannedinvestments in MidTown must be utilized tocontinue to attract new development andbusinesses to the district. Envision buildings that fill gaps with use and form that are viable to produce. The environment throughout MidTown is discontinuous. There are gaps in the development patterns that disrupt the urban experience. The East 55th and Euclid Avenue Crossroads Study identifies locations in which those gaps can be eliminated. The buildings proposed consist of a mixture of uses that are appropriate scales and densities to accommodate a range of potential users, while complementing existing investments.