The next 100 years
May 2017 GEAUGA LAKE: The next 100 years
Prepared For Additional Guidance From Cedar Fair Ann Womer Benjamin Jud Kline Arthur Schmidt Prepared by Mayor President Planner Viking Planners Group City of Aurora Cividad Services City of Cleveland With Kirby Date Jeffrey Markley Jennifer Syx Executive in Residence Trustee President Cleveland State University Cleveland State University Bainbridge Township In-Site Advisory Group Dr. Wendy Kellog Mr. James Kastelic Heather Elmer Michael Mears Dave Vasarhelyi Director Planner Senior Program Manager Chagrin River Watershed Partners Cuyahoga County Trust for Public Land
Babette Gowda Duffield Milkie Leigh Woodall Watershed Coordinator General Counsel Property Manager Tinkers Creek Watershed Partners Cedar Fair Wild Water Kingdom
Jeff Kerr Dr. Robert Simons Principal Professor Environmental Design Group Cleveland State University
Thank you to
All of the additional stakeholders and survey respondants who volunteered their time to share their opinions and without whom this plan would not be nearly as rich.
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG -2- Viking Planners Group Mackenzie Albach Shannan Sydney Martis
Beattie Tyler McGee
Austin Bloom John Micklewright
Alyson Cameron Rachel Oscar
Drew Crawford Bianca Rozenblad
Darren Cross Peter Scully
Ralph D’Alessio Luke Seaberg
Isabel DeRoberts Steven Spithas
Thomas Horsman Susan Vincent
Simon Husted Arleesha Wilson
Ethan Lawson
May 2017
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG -3- Executive Summary • 5
I. Celebrate • 9 Introduction • 10 History of Geauga Lake • Case Studies • 12 Demographics • 13 Zoning • 16 Vision and Branding • 18
II. Enjoy • 20 Survey and Stakeholder Analysis • 21 Highest and Best Use • 25
III. Respect • 26 Current Environmental Conditions • 27 Planned Improvements • 31 Sources of Funding for Conservation • 40 Easements • 41
IV. Thrive • 42 Site Plan • 43 Infrastructure and Connectivity • 44 Predevelopment Costs • 46 Site Uses • 47 Retail Market • 53 Public Space and Mixed Use Development • 57 Phasing • 59
Table of Contents Table VPG’s Plan and Current Zoning • 60 Sources of Outside Funding • 61
Caveats and Limitations • 62
Appendices • 68
References • 79 The words “Geauga Lake” evoke many emotions for the people of greater northeast Ohio. The once famed amusement park has been a household staple for over a century. The 652-acre site straddling Portage and Geauga counties has had its ups and downs only to be completely shut down. But as the site has sat vacant, no development plans have come to fruition. The two communities of Bainbridge Township and Aurora have been attempting to come together with one common goal: to redevelop the land of the old park and create a new, beautiful space to bring the communities together and entice outsiders to visit.
With this in mind, Viking Planners Group (VPG), a class of 22 masters students from the Cleveland State University Maxine Goodman Levin College of Urban Affairs, was commissioned by the current owner, Cedar Fair, to construct a plan that encompasses several goals that join together the ideals of environmental conservation, intelligent development strategy and connectivity. VPG’s overall vision statement for the site is as follows: Geauga Lake is a regional and local asset with a unique history and important ecology. Viking Planners Group (VPG) envisions a cohesive Viking Planners Group. Source: VPG redevelopment that restores the degraded natural environment and amenities. we put forth aims to support sustainable economic unifies the communities of Bainbridge development that is financially feasible and re-uses and Aurora. Through creative solutions Enjoy: In order to plan for the future we had to already developed sites. Through these key strategies, guided by best practices in urban design understand the past. By understanding how residents we crafted our plan for Geauga Lake: The Next 100 Years. and rooted in fiscal reality, Geauga Lake: and stakeholders have enjoyed the site before and what The Next 100 Years strives to ensure a they would enjoy in the future, VPG can have a better sustainable Geauga Lake that supports healthy communities today and in the understanding of how to move forward with plans in a future. constructive way. This led us to a mission to ensure public access to the lake and provide opportunities for all ages Through this vision, VPG created four overarching goals to enjoy.
Executive Summary Executive that followed our planning process in a way that fit with the vision. These goals are: Respect: Respect for the land and environment is a critical component to this site becoming successful once again. Celebrate | Enjoy | Respect | Thrive VPG had a clear goal to respect the natural landscape by restoring wetlands, protecting endangered species, and Celebrate: By celebrating Geauga lake, we can better promoting healthy water systems. understand the site, the people, and the legacy that Geauga Lake has made. Through this celebration, we can Thrive: Our development is not meant to just exist, but pay homage to the site’s history and regional importance thrive, and to do that, we need to ensure our plans are by re-creating a regional destination that includes local manageable from an economic perspective. The plan
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG -5- Celebrate Enjoy
History Surveys Highest and Best Use Throughout the late 19th century, visitors flocked to the Geauga Surveys were conducted throughout the area. Between residential An analysis of the site was also conducted utilizing zones of lake site, then known as Pond Station, to enjoy the great outdoors mailers and on-site administered surveys to library patrons, VPG development. Six zones were used to determine what uses would and take advantage of the natural beauty of the area. In the early gathered 179 responses to various questions in order to determine be best for the site. After conducting a full study, conclusions 1900’s, the park began implementing rides and other attractions what the people residing in the Geauga Lake region wanted to included single-family housing scoring high, retail scoring well which began the transformation of the site into an amusement see happen with the site. This included questions about what near Route 43, and public space scoring highly, particularly close park. After many decades of changing hands, additions, and patrons would and would not like to see developed on the site to the lake. Distance from the highway is a concern for all zones renovations, the amusement park was ultimately sold, shut down and what uses their area is currently lacking. This, along with a few and the area seems to be saturated with existing traditional retail. and demolished. demographic questions, allowed VPG to determine that residents are quite fond of the prospect of outdoor entertainment options For the people living in the surrounding communities, Geauga such as a performance space or concert venue. Biking and hiking Lake was a central part of the economy of the region, drawing options are also highly sought. in visitors from far and wide. Since Geauga Lake was shut down in 2007, most of the property has sat vacant and in disrepair. Residents and patrons are also against a variety of development Wildwater Kingdom was the last part of the site to shut its doors in types. Overall, new housing is not desired, nor is big-box retail. 2016. Since its demise, the area lacks a large, regional destination However, mixed-use is a desirable development type which tells us to attract people from outside the community. that housing could potentially be desirable if the housing is mixed with small-shop retail in a town center type development. Demographics The local demographics of the region show that the vast majority Stakeholder Interviews of the residents are very well off, with a median household income The stakeholders that were interviewed gave mixed responses to well above the local, state and national levels. The schools in the questions depending on their industry of focus. We focused our area are some of the best in northeast Ohio and over half the adult questions and attention on three different stakeholder groups: residents have at least a bachelor’s degree. Employment rates are development, community and environment. The stakeholders did above average and very few people commute to work in ways generally agree that housing should probably be a part of this other than driving solo. However, the area lacks racial diversity. development and single family should not necessarily be the only From this information, VPG could glean plenty of insight into the type but to provide more diverse housing options. Many also type of background these residents were coming from. agreed on keeping the greenspace and wetlands protected. Retail responses were mixed but overall aluded to the overabundance of retail currently in the area.
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG -6- Respect Thrive
Environmental Conditions Development Plans Government’s Role The natural environment is a critical element of Geauga Lake. VPG has crafted a development plan that adds value to the site In order to make all of this possible, the zoning for the two After a full review of the property’s environmental conditions, VPG and provides economic opportunity for both developers as well municipalities is an important factor. Though the site plan mostly discovered a wide array of important resources worth protecting as the community. The uses throughout the site include mixed- conforms to the mixed-use zoning code of both communities, the from development. The most obvious natural resource on this site is use, cottage homes, single-family homes, institutional, performing development on the Bainbridge side may have to apply for specific the 52-acre lake that gives the site its name. While a great resource arts and public greenspace. Mixed-use will include 120,000 square variances to allow for public access to trails and greenspaces. to the site, the lake comes with a plethora of challenges. The feet of retail with apartment spaces above, providing a beautiful Conversations must also continue between the two communities water is surrounded by numerous concrete pads and pylons. The destination for niche retail and smaller accommodations for those regarding a Joint Economic Development District (JEDD) to wetlands surrounding the lake have been mostly destroyed during who desire walkability and easy access to amenities. Townhomes determine how to specifically allocate necessary resources to the previous development and the current expanse of parking lots has are also planned near this sector, providing a larger living space, if development and how tax incentives will affect each community. created serious runoff issues. This has caused the degradation of desired. Cottage homes will allow families and empty-nesters the the lake in terms of quality and without any interventions, could ability to have access to trails and the lakefront, and single-family The site was once a bustling, active, vibrant scene where families pose a serious threat to the quality of the water residences will exist to accommodate larger families and provide could treasure memories for lifetimes. With this plan, Geauga Lake an economic benefit to development. Institutional uses include a could return to this model, not as a theme park, but as a new place: The lake, along with the 63 acres of wetlands on the site, were community center and medical wellness center, giving the site job a place to hike with family, grab coffee with friends, take a relaxing determined to be of utmost importance to the success of the plan. growth opportunities and promoting the fact that the site revolves bike ride, see a show. The different this time will be a sense of place, VPG promotes a plan that prohibits development on wetlands and around health in all forms. The performance space will include an a sense of community and a sense of environmental sustainability; provides setbacks around all water features to ensure they remain amphitheater and inject the arts into the community. Public space this is a place to make memories that last for the next 100 years. healthy assets to the community. will include a boardwalk, a town center, beaches, trails, and even a museum to house artifacts from the old amusement parks to help Planned Improvements honor Geauga Lake’s history. Because Geauga Lake has always been a destination revolving around its natural surroundings, it was critically important for Retail Niche Analysis VPG to ensure protections for the natural resources on the site. By Because of the concerns with adding additional retail to the site, a implementing improvements to stabalize natural assets, the quality retail niche analysis was done to determine which specific markets of life for the surrounding residents and community will improve. can still be supported on the site. Determinations include the fact Planned improvements to the site include a wetland restoration that traditional big-box retail, as well as large-scale restaurants, project, green infrastructure such as permeable pavement, an are oversaturated, among other types. Niche retail and smaller 8-acre solar farm and over 10 miles of trails. These improvements dining are both supportable on the site, which fits well in creating will promote education, health and help stimulate the economy of a destination for the new development, allowing us to capture a the site. larger area of consumers.
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG -7- GEAUGA LAKE: The next 100 years
10 miles of multi-purpose trails
63 acres of restored wetlands
Outdoor performance space for family-friendly entertainment
Private single family homes Lakefront mixed-use development
Cottage homes with beach access
Employment center on site for easy commutes
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG -8- Families from around the People share stories and region continue to create lasting relive long-past summers memories while visiting while exploring the new Geauga Lake Ballroom museum I.
Boston Public Library Tichnor Brothers collection #77801 CELEBRATE
Pay homage to the site’s history and regional importance by re-creating a regional destination that includes local amenities. Introduction Geauga Lake: The Next 100 Years is the culmination of four Site Advisory Group. The insights provided and presentations months of intense research, planning and collaboration by given by all of the stakeholders proved invaluable as the class 22 students completing their master degrees at Cleveland moved forward with their recommendations for the site. State University’s Levin College of Urban Affairs. Led by Dr. Wendy Kellogg and Mr. James Kastelic, the students enrolled Following in the footsteps of previous classes, the students in Urban Studies 611 (UST611) analyzed the Geauga Lake area branded themselves as the Viking Planners Group (VPG) and and formulated recommendations for the comprehensive divided into multiple teams over three phases. Extensive redevelopment of the site. research was conducted into the existing environmental conditions, history, zoning, legal precedents, and case studies The purpose of UST611 is to challenge students to apply of similar development sites. In addition, VPG led community knowledge and skills developed throughout their studies to a outreach efforts. Both mailed and in-person surveys were given real world situation. This year’s project was commissioned by to gauge residents’ hopes and desires for the property, while Cedar Fair, owners of the property previously home to both interviews with stakeholders helped determine realistic plans Geauga Lake Amusement Park and WildWater Kingdom. Cedar for remediation, redevelopment, and legal structures. Source: VPG Fair is selling the now vacant land and tasked the CSU students with envisioning a realistic strategy that would allow for the VPG’s final recommendations were heavily influenced by the holistic redevelopment of the site. feedback and guidance received throughout this process. The following plan combines direct feedback with the industry Geauga Lake has a unique history and natural beauty. As research VPG conducted to arrive at a plan that reflects the a glacial lake filled with native fish and plant-life the site has character and values of both Bainbridge and Aurora while attracted recreational uses since the 1800s. In the 1920s, the remaining true to the economic realities of the area and first formal amusement park opened and the site would be geographic location of the site. home to roller-coasters and water-related entertainment for the next ninety years. In the fall of 2016, the last hold-out, VPG feels strongly that the natural beauty of the lake remains this WildWater Kingdom, closed its doors for good and the site site’s biggest asset while the unsuccessful negotiations of a Joint has sat vacant since. As Cedar Fair looks to move out of the Economic Development District (JEDD) stands as the biggest community, the municipalities left with 650 acres of asphalt and obstacle. Delays in forming a JEDD may encourage the piece- concrete covered vacant land are hoping for creative solutions meal sale of outparcels which will eliminate the communities’ that will provide new economic development opportunities at ability to facilitate a master-planned development. The this location. property has the potential to continue the tradition of outdoor recreation while providing new housing choices for community Source: VPG The Geauga Lake site straddles two counties, two municipalities, residents. However, collaboration and compromise between two water sheds, and a myriad of other jurisdictions and the two managing municipalities is essential in allowing any boundaries. In order to fully understand the true scope of the comprehensive development to occur. challenges faced by any would-be developer, the CSU class hosted numerous guest speakers and presenters including It is with great appreciation for the support and generosity of Aurora Mayor Ann Womer Benjamin; Bainbridge Township all partners that VPG presents the following plan for Geauga Trustee Jeffrey Markley; Jud Kline, President, Cividad Services; Lake: The Next 100 Years. Jeff Kerr, Principal, Environmental Design Group; Babette Gowda, Watershed Coordinator, Tinkers Creek Watershed Partners; Heather Elmer, Director, Chagrin River Watershed Partners; and Dave Vasarhelyi, Senior Program Manager, Trust for Public Land. The class also conducted a site visit led by Lee Wood, WildWater Kingdom Property Manager, Cedar Fair’s General Counsel Duffield Milkie, and Jennifer Syx, President, In-
Source: VPG Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Celebrate-10- History of Geauga Lake Formed in the Ice Age as the glaciers retreated, Geauga Lake was a The name was changed back to Geauga Lake, all of the rides were beautiful, 52 acre, spring-fed body of water. It was absolutely pristine renamed, and everything was rebranded. SeaWorld closed because and well-known for its purity and its depth. Among other settlers, animal parks were not part of Cedar Fair’s portfolio. Cedar Fair Sullivan Giles decided to build a log cabin and live in this scenic announced that the former Sea World would be changed into area near the lake in 1817. Years later, as railroads began expanding Wildwater Kingdom in 2005. The park saw some success in the first few throughout the United States, a stop right near Geauga Lake, known years, but nothing compared to what Six Flags had seen in its heyday. as Pond Station, was created in 1856. Giles immediately saw the In 2006, Cedar Fair purchased Paramount Parks for $1.24 billion. With potential. He created picnic grounds and additional entertainment the purchase, they acquired King’s Island, located in Cincinnati, along for people looking to get away and relax in the country. Adjacent to with numerous other parks in Ohio: perhaps too many. Because it Giles’ facility, Kent Grove’s opened and significantly invested in the felt like Cedar Fair was spread too thin, rumors began to circulate property. By 1885, a hotel, ice skating rink, dance hall, bowling alley, that some of the rides at Geauga Lake may be moved to other parks. and an early “roller coaster” opened. More than 60,000 people a year X-Flight and Steel Venom, two of the park’s main rides and biggest were coming to the resort (Geauga Lake, 2017). However, as quickly attractions, were moved to other Cedar Fair parks. as it became successful, competition increased in the beginning of Boston Public Library Tichnor Brothers collection #77800 the 20th century and much of the property began to be neglected. Finally, in September 2007, additional rumors were confirmed and However, in 1920, the property was purchased by Geauga Lake Cedar Fair announced the ride part of the park will close and only Amusement Company and significant investment began. In 1925, Wildwater Kingdom will remain operational. For close to ten years, $500,000 was put into the area turning Geauga Lake into a modern the water park did decent business, but it was announced in 2016 amusement park. Several rides were installed including the Big that Wildwater Kingdom would also permanently close. Over 650 Dipper. They survived the Great Depression and thrived for a number acres of land now stands empty where recreation and amusement of years, but, along with many amusement parks at the time, began had dominated for more than 150 years. to struggle in the 1960s.
Former employees of Cedar Point (Earl Gascoigne, Gaspar Lococo, and M.P. Jacobson) started their own company called Funtime Inc., and purchased Geauga Lake for $5 million in 1985. In addition to adding new rides, Funtime also acquired 25 additional acres where SeaWorld soon opened. Geauga Lake was thriving and had more than 1.3 million guests come through their gates during the 1998 season. That same year, Premiere Parks would purchase the Six Flags chain from Time Warner, thus creating the second-largest theme Site of previous Geauga Lake Amusement Park. Source: VPG park company behind Disney.
In 1999, Darien Lake, Geauga Lake’s sister park in New York, was bought and converted into a Six Flags Amusement Park. As expected, Geauga Lake was converted into Six Flags Ohio and $40 million was invested in the park - one of the largest amusement park renovations of all time. In 2001, Busch Entertainment, who still owned SeaWorld, sold it to Six Flags for $110 million. The two parks were combined and Six Flags Ohio becomes the first park in the country that offered rides, water rides, and animals all for a single ticket price. Despite the seeming success, Six Flags was in significant debt and more change was on the horizon. Map of Geauga Lake and Wildwater Kingdom. Source: geaugalaketoday.com In 2004, Six Flags sold the entire park to Cedar Fair for $145 million.
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Celebrate-11- Case Studies Sites Most Similar to Geauga Lake: Six Flags New Orleans, Louisiana Before developing a site plan for Geauga Lake, VPG reviewed a Fort Benjamin Harrison, Indiana The 200-acre park closed in 2005 due to flooding from Hurricane total of 35 local, national, and international case studies to gain A Military base decommissioned in 1991, with a total of 800 acres Katrina. There was a proposed multi-billion dollar resort hotel with an understanding of what is possible for such an enormous site. that will be redeveloped into a state park, golf course, retail, and a beach, swimming pool, and enclosed an shopping center. The However, it was difficult to find similar old amusement park sites housing. The site is located 13 miles from downtown Indianapolis design is similar to an “indoor version of Epcot.” (LaBorde, 2016) that were as large as Geauga Lake. We examined other sites that and has close freeway access. (Salinas, 2016) included a large amount of vacant land, such as decommissioned Twin Cities Army Ammunition Plant, Minnesota military bases. Still, many of these sites were in close proximity NASJRB Willow Grove, Pennsylvania A 427-acre site near Minneapolis that is being turned into Rice to the core city of a metropolitan area or close to major highway A 1,110 acre former US Navy air station that was closed in 2011. Creek Commons, a “live-work-play” town center, with offices and routes, both of which are not the case for Geauga Lake. Many It is 31 miles north of Philadelphia. The proposed redevelopment retail. The site is close to three major highways. The plan is to of these projects included mixed-use development, as well as includes a festival park, a town center, housing, office space, a phase the development over 10 years. (Developer chosen for significant open green space for public recreation. Because of the hotel/conference center, park/open space, as well as a few other huge project on Arden Hills munitions plant site, 2017) large scale of some of the sites, they were planned to be built in uses. (NAS-JRB Willow Grove, 2017) multiple phases. The following are brief summaries of some of Other Former Amusement Parks: pertinent sites that we looked at. Rocky Point Park, Rhode Island Caroga Lake, New York The redevelopment plan consists of 125 acres of land to include The plan consists of 95 acres, located in the Adirondack Mountains. single family and multi-family homes. A mixed-use development The population varies as many of the residents are seasonal. The is also proposed. (Rocky Point State Park Master Plan, 2017) population peaks to 1,200 residents during the summer months.
NASJRB Willow Grove. Source: hlra.org and bloximages.newyork1.vip. Rocky Point. Source: www.veriwaterman.com/rockypoint Twin Cities. Source: stmedia.stimg.co and static.lakana.com townnews.com
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Celebrate-12- It was originally developed in 1783 and redeveloped into a park Other Sites: All of the above sites include unique ways of reusing existing in 1842. The long term planned for development of the site is River District, Charlotte, North Carolina structures and adding the environment around them, adding planned for 2025. (Caroga Lake: New Hamlet Center, 2017) The site consists of 1,378 acres, of which 552 acres will be open a great source of entertainment for the local residents. Before space and 826 acres will be developed. The design consists of planning any major development it is important to know the Chippewa Lake, Ohio 500,000 square feet of office space, a 1,000-room hotel, 2,500 current demographics of the existing communities that would be A 95-acre site with 1,500 feet of lake frontage in Medina County. units of multifamily housing, and 2,000 units of single family directly affected. The park closed in 1978 and has been abandoned since then. homes. (Cooper, 2017) Multiple redevelopment attempts have failed and the site is currently still for sale. (Trexler, 2017) RFK Stadium Site, Washington, DC The 190-acre site on the Anacostia River has a redevelopment Whalom Park, Massachusetts proposal to be turned into a multifunctional sports mall with a The park closed in 2000 and the redevelopment started in 2009 possible 300% increase in green space. The plan would connect and it includes 240 condo units, public beaches, and lake fishing the city to the waterfront and remove the asphalt and concrete access. A main goal of the project is to retain historic material and that make up the area around the stadium and the parking lots. memorabilia from the park. (Revolvy, 2017) (OMA unveils designs to transform iconic RFK Stadium-Armory campus from pavement to sports park, 2016)
Caroga Lake. Source: H3P2 Chippewa Lake. Source: flyingcages.com Whalom Park. Source: der.org and emeraldplacema.com
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Celebrate-13- Demographics Population Pyramid Because Geauga Lake is such a large site, spanning adults but very few young adults. This shows that MALE FEMALE across multiple municipalities, the demographics this region predominantly attracts older adults or were researched from a larger perspective. In younger families who have the means to live in 85 years and over order to properly evaluate the characteristics the area. Racially, the region lacks diversity, with 80 to 84 years of the area, demographic data from five census 82 percent of the population being white. Only 9 75 to 79 years tracts directly surrounding the Geauga Lake site percent of the population is black and 6 percent is 70 to 74 years were used. The tracks include: 1841.08 (Cuyahoga Asian (Figure 1B). 65 to 69 years County), 3118 (Geauga County), 6003.01 (Portage 60 to 64 years County), 5301.01 (Summit County) and 5301.08 In terms of income, there are roughly 12,532 55 to 59 years
(Summit County). Demographic information for households in this region which have an average 50 to 54 years
these tracts was extracted from the ACS 2015 median household income of $92,200. Most of 45 to 49 years
5-year estimates from the US Census Bureau the region is quite high-income, with less than 3 Age 40 to 44 years (American FactFinder, 2016). percent of families living below the poverty level. 35 to 39 years Very few people are moving from year to year as 30 to 34 years Within the Geauga Lake region, the estimated well, with 89 percent of residents stating that they population is 33,599 individuals, with a median are in the same home as they were residing in one 25 to 29 years age of 43 years old. Most the population is at year prior to the census being taken (Figure 1C). 20 to 24 years least 18 years old, with 71 percent of residents 15 to 19 years above voting age. The ages of the region are When it comes to employment, 95 percent of the 10 to 14 years very interesting when observed in a population labor force is employed, with 69 percent of the 5 to 9 years pyramid (Figure 1A). The normal shape of a working-age population in the labor force. This is Under 5 years
developed society is wide in the center and a much stronger rate than the national average 15 10 5 0 5 10 15 smaller at the top and bottom but as we can which sits at just over 60 percent as of March Population (%) observe from our population pyramid, the shape 2017 (Bureau of Labor Statistics, 2017). The largest Figure 1A. Source: US Census Bureau, 2010. is very bizarre, having many children and older sector of employment is within educational
Number of Households by Income
$200,000 or more 1795 Racial Breakdown $150,000 to $199,999 1464
6% $100,000 to $149,999 2427 9% $75,000 to $99,999 1591
$50,000 to $74,999 2014
$35,000 to $49,999 1262 Income Range Income $25,000 to $34,999 787
$15,000 to $24,999 794
$10,000 to $14,999 227
Less than $10,000 82% 171
0 500 1000 1500 2000 2500 3000
White Black or African American Asian Households Figure 1B. Source: US Census Bureau, 2010. Figure 1C. Source: US Census Bureau, 2010.
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Celebrate-14- Figure 1D. Source: US Census Bureau, 2010.
services, health care and social assistance which makes up 26 percent of employment. Manufacturing employs 15 percent and professional, scientific, management, administrative and waste management services together make up 11 percent of the employment (Figure 1D). This region commutes primarily via solo driving and less that 1 percent of the population utilizes public transportation.
From an educational standpoint, roughly 9,706 students are enrolled in school, with most students in the elementary school range between 1st and 8th grade. Over half of the Geauga Lake region residents age 25 and older have attained at least a Bachelor’s degree, 24 percent of which hold a masters or professional degree. Only 4 percent of residents have not graduated from high school. Roughly 1,913 students are enrolled in college currently (Figure 1E).
By using the demographic trends of the region, VPG could get an accurate picture of the makeup of the area surrounding our site. This alone, however, cannot give us the full story. By looking at the current zoning of Geauga Lake, we can more accurately understand the wants and needs of each municipality.
Figure 1E. Source: US Census Bureau, 2010.
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Celebrate-15- Zoning Both municipalities in the Geauga Lake site have enacted Mixed Used Zoning Codes for the areas in which Geauga Lake is located. 1 1 5 5 1 1 7
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1 1 1 1 1 1 5 1081 9 1 8 7 1 1 1
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2 1 1 1 1 1
1 1 1 7 0 4 0 0 0 9 4 4 1
2 2 1 6 9 9 7 0 0 0 0
1261 0 0 2
4 0 7 4 4
8 0 1
1 1
6 6 6 1 1 4 2 0 1 210 3 1 1 1 1069 6 4 8 1
0 0
1 1 0 00 1 6 0 6 2 7 4 6
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2 0 0 4 6 8 4 9 7 0 5 270
5 6 4 1
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9 7 5 8 8 7 1060 1 6 1 5 7 7 9 1 1 1 0 1 4 6 8
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6 4 1 5 1 0 5 5 0 3 3 9 0 2 1 0 0
9 9 7 5 0 1055 995 2 7 9 9 2
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3 0 4 1 Aurora passed their Mixed-Use Zoning District Code in December 1 2 0 1 9 4 2 8 7 5 7 9 9 9 8 9 9 5 6 1 1 1 7 1 4 9 8 1 1 1 9 9 1 9 1 1 1 1 1 7 6 5 980 0
1
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1 1 1 3 9 9 1 8 9 9 S 3 5 7 5
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of 2014 while Bainbridge adopted their Mixed Use Planned 1
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9 870 0 8 R 3 7 0 8 8 0 5 8 0 0 877 7 7 8 95 0 ALAMINO 4 0 876 P TRL 6 0 200 6 5 7 9 1 8 8 7 A 7 0 8 8 6 0 5 872 1 5 8 0 873 3 713 8
7 8 7 7 5 2 9 7 872 710 7 8 7 8 4 7 0 17 867 6 869 868 7 5 5 8 7 1 0 0 714 835
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7 5 7 8 753 9 6 833 30 794 981 5 1 2 1 8 5 820 6 1 1 7 9 8 75 4 7 819 7
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6 8 6 62 7 764 750 5 7 D Unit Development District (MUPUD) Code in June of 2015, with 835 7 0 1
836 0 6 0 0 747 6 3 A 1 B RK D 741 0 R 9 0 839 2 R R 0 0 5 6 7 WINC 840 7 750 HELL 3 6 8 RD 7 RD 7 8 5 5 742 751 A 0 720 735 0 2
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9 4 0 6 701 718 6 2
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7 1 H 675 6 5 2 5 9 8 679 6 7 4 0 5 615 8 1 9 7 0 6 K 5 6 5 670 6 5 359 G 1 3 5 5 0 672 8 675 1 7 6 1 T 3 0 0 6 7 7 0 6 1 835 9 6 8 5 6 0 6 4 50 0 6 R 699 6 7 1 5 9 0 0 5 600 675 6 5 9 6 0 6 351 2 60 G 5 6 O 669 50 7 2 6 4 6 595 6 1 4 A 840
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5 3 6 8 4 5 3 6 5 8 5 L it becoming effective the following month. Both of these codes 6 5 5 6 6 8 0 5 5 8 4 1 2 6 5 0 5 5 5 5 0 6 5 4 595 75 5 631 I 92 4 3 5 2 3 7 1 0 1 6 0 5 631 6 6 7 6 800 0 6 5 0 590 9 0 630 621 8 5 0 0 1 3 5 6 0 0
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0 3 0 0 6 9 0 6 3 5 3 570 5 6 O 5 580 1209 0 0 4 0 R
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6 1 7 6 5 570 7 4 5 1213 1214 5 2 E 8 56 7 3 4 0 5 5 5 1 P 5 5 9 7 D 0 1 5 3 4 1 3 6 570 6 8 5 2 8 5 571 7 6 565 4 5 5 R 9 5 7 2 5 9 5 3 586 1 E 2 1 1217 1218 7 0 1 5 9 7 5 5 5 4 6 D 0 1 6 5 1 5 7 7 4 5 5 0 6 3 E 6 6 3 560 1 B 150 5 6 6 7 4 0 5 0 4 N 5 1221 5 5 8 5 10 5 1 5 4 6 5 2 4 8 5 5 5 D 9 7 549
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9
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2 6 I 8 5 8 1239 5 6 0 E 5 1 1 7 6 3 5 770 2 0 40 2
0 0 1 7
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1 0 6 5 3 51 51
5 5 1 L
Y 4 1 1245 0 8 6 1 O 1 5 505 7 0
7 4 4
0 0 508 60 7 5 506 7 7 4 allow for and promote a mixed-use, high-density development. 1 0 7
1252 0 6 7 7 0 710 M 0 0
8 6 1 7 6
0 9 5 2 0 0 0
3 0 N
1255 9 9 8 4 A 9 4 4 0
5 6 0 2
8 7 5 0 0 5
9 8 0 500 4 0 6 0 7
0 0 5 1 0 750 0 6 C 5 6 0 6 0 2 700 1 5 6 0 0 7 0 5 3 0 5 5 6 5 370 4 4 6 6 1 0 6
4 2 8 3 6 5 Y 5 5 8 5 8 5 8 0 0 494 499 W
8 8 S R 7 8 8 0 8 4 5 5 7 5 9 490 6 4 4 7 2 7 6 0 5 7 3 D
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0 5
2 8 499
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2 0 5 3 4 4 4 5 0 5 2 0 4 3 5 0 8 0 8 8 5 7 5
9 7 8 5 8
9 5 N 3 5 5 3 5 5
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0 T 6 5 3 6 8 5 7 6 8 R 2 6 E 9 3 0 483 1 7 5 4 3 9 4 676 4 6 0 2 4 5 3 4 1 4 0 483 6 5 4 0 4 3 3
0 0 4 0 0 I 5 L 4 0 5 V 1
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2 1 4 5 5 1 431 3 5 5 0 0 5 7 5 5 5 5 8 5 5 70 405 6 4 5 05 4 1 7 5 4 540 5 7 8 5 4 3 6 3 441 4 9 1 2 4 8 4
935 4 4 3 0 4 8 8 8 9 9 9 4 4 8 718 714 0 6 2 1 6 7 6 4 3 0 1 5 415 8 9 5 2 411 408 515 4 0 8 0 2 0 84 865 4 459 4 0 0 0 0 5 0 4 5 5 20 3 70 9 3 5 5 4 4 2
5 5
5 6 5 5 5 5 5
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3 4 4 3 4 4 4 4 4 4 4 1151
2 4 4 894 3 3 6 3 3 3 3 4 5 4 2 455 0 0 1 360 4 4 400 9 5 0 373 797 6 5 5 6 38 6 20 5 4 4 935 6 4 1 0 5 0 0 410 794 5 5 4 1 0 0 0 0 2 5 0 1 0 0 0 0 0 0 0 0 5 9 0 0 907 5 398 9 1 5 6 2 3 0 4 5 3 6 7 9 7 0 9 4 5 8 1 4 2 3 0 1 8 3 9 4 5 7 6 4 5 0 9 3 0 4 6 6 9 0 6 4 4 4 4 3 4 9 365 4 4 4 1
4 585 4 4 3 3 3 8 3 719 2 The best way to compare them, then, is through their differences. 0 9 785 5 9 6 4 4 4 4 784 6 0 9 4 8 500 5 0
5 0 7 305 4 9 8 9 6 9 5 6 1 3 3
5 4 0 5 0 7 9 5 8 5 3
7 4 4 8 4 3
0 5 375
9 5 5 4 5
5 0
0 9 365 0 0 4
4 0 4
7 7 4 6 4 7 379 9
4 4 7 6
4 4 4 3 5 0 3 0
1 4 2
6 4 7 6 6 5 3
1 7 0 6
4 9 2 1 3 9 3 5
2 7 6 0 2 4 OD DR 9 36 5 CIRCLEWO 7 4 6
6 9
3 2 6 4 6 364 4 6 6 3
8 6 8 6
8 2 7 7
355 6 8 5 365 610 7 7
8 7 4 0
8 4 4
4 337 6 0 9
5 9 4 4 3 5 5 6 5 6
5 3
6 5 6 8 350 0 5
3 6 3
3 7 6 9
7 7 4 9 7 2 8
5 6 451 50 2 349 3 337 7
9 6 8 3 1 3
5 350 4
3
5 9 349 3 636 5 9 9
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7 7 2 9 8 5
3 7
6 5 1 9 34
6 1 0 1 0
8 9 5 9 0 0 8 5 8 3 9
3 5 5
2 3 5
3 4
3 3 5 5 9 5 4 0
3 9 5 9 1 9 5
5 3 6 3 6 3 5 5
3
6 3 0 6 5 340 7 865
7 3 1
8 3
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5
3 8 4 7 6
0 5 4 3 1 5 332 3
9 310
1 3 0
3 2 7
4
5 3 6 8 339 30 0 6 4
4 3 0 0 5 9 7 8 8 5 5 4 0 7 5 3 451
8 5 5 7
8 6 6 9 3 6 5 6
7 7 0 0
7 7 0 9
7
7 7 1 5
0 4 6 2 8 4 5 6 7 6 0 300 7
4 0 0 4 0 6 5
3 4 5 0 4 4 329 1 3 4 7 3 7 5
0 3 5 1 0 4 0 2 5
4 8 6 9 5 4 9 4 5 4 1 4 1 5
8 7 5 8 5 0 3 4
4 6 320 1 6 5 4 6 4 7 7 4 6 4 2 0 4 9 8 0 1 7
4
6 3 5 5
5 9 0 1 5 5 4 1
0 5 5 5
3 5 1 6 6 8 3 6 3 9
6 6 290 8
4 5 3 5 1
4 4 0 9 5 9 6 2 2 1 7 7 3 4 5 7 7 5 9
2 319 2 3 9 3 2
1 5 2 3
5 6 0 3 5 8 3 4 5 0
0 2 0 5 7 6 2 1 4 2 4 7 7 310 230 4 7 7 4 7 4 4 5 0 264 235 0 5 3 3 8 6 3 4 3 274 6 5 2 8R 6
8 8 8 286 7 0 282 0 4 298 9 D 8 0 300 6 5 2 1 5 0 3 5 3 3 4 6 D 3 155 A 3 7 0 0 7 220
5 E
3 307 8 5 5 5 0 7 3 229
3
3 7 3 T 5 0 0 8 7 6 2 3 5 3 5 90 0 7 4 2 7 2 0 6 S 7 8 9 3
0 3 2
1 2
3 9 8 2 5 9 9 9
0 3 1 4 2 0
5 5 4 4
3 3 2
9 270 E 5 9
5 4 3 9 9 2 6 3 9 9 0 0 0 6
8 7 325 3 1 0 0 6 9 0 7 0 5 7 3 3 7 5 7 3 5 7 8 6 210 1
7 9
8 2 295 3 7 4 5 7 6
9 8
0 0 2 3 3 1 4 2 5 0
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8 6 5 3 4 0 0 2 M 4 8 2
6 2 9 5
2 1
7 4 1 2 5 4 4 5 1 1 5 5 0 5 5 9 7 6 2
3 6 6 6 6 6 6 6 9 4 7 1
7 5 2 4 8 8 0 6 2 265 25 4 5 O 8 5 272 1 2 0 LN 0 7 1 All following descriptions are informed by the Codified Ordinances 275 W 9 5 270 HANES 9 H 0 81 5 0 2 2 9 5 5 5
2 5 0 0 4 25 290 5 23 1 265 260 9 2 0 5 6
6 2 2 29 3 205 Y 4 8 4 215 8 0 6 E 225 2 0 250 5 5 2 258 0 3 255 8 6 9 241 N 1 4 2 2 9 1 01 2 0 1 39 2 2 7
2 3 5 24 241 D 6 436 7 0 4 3 5 1 2 5
3 217 0 3 0 9 1 0 0 0 H 2 2 3 6 9 7 1 8 29 5 6 2 3 4 6 231 6 1 9 2 4 5 6
A 9 6 0
3 2 4 5 5 5 7
9 5 4 0
2 6 230 M 0 2 1 JA 0 1 5 C 1 0 0 2 1 1 7 3 KS 5 0 1 200
4 1 3 0 O 0 0 1
0 9 N 0 9 210 2 2 190 200 0 L 2 0 55 0 1 6 20 R 0 8 0 2 0 0
205 1 1 7 4 0 4 196 5 3 206 192 3 9 0 0 2 0 0 195
660 D 5
0 220 205 0 2 3
6 8 9 1
0 665 190 5 8 4 6 1 9 1 3 2 1 N 4 6 5 5 8 5
8 210 8 0 6
2 6 6
195 6 2 5 1 5
8 199 8 8 4 3 6 8 6 0 8 7 7 7 6 67 180 2 0 5 1 1 9 7 189 0 9 5 7 0 9 5 7 4 7 190 6 9 4 4 0 0 197 1 8 168 0 1 0 0 186 4 7 17 7 0 185 185 2 5 5 5 D 986 7 2 2 5 181 1 1
0 8 5 8 8 1 0 S S 1 450 2 1 4 5 9 6 5 8 1 U 7 9 0
0 5 5 5 460 2 5 164 0 5 9 0 S 490 2 9 R 1 1 0 1 9 S 3 5 161 152 5 5 8 5 0 1 0 9 175 5 9 4 2 E 7 1 1 7 4 9 4 X 9 2 8 2 1 5 7 1 0
8 6 7 0 8 40 129 3 5 5 T 7 1 4 9
C 0 9 9 8 2
9 226 0
of Aurora Ohio and the Bainbridge Township Zoning Resolution. 9 1 0 5 151 0 1 9 9 8 S 5 0 C 5 7 136 5 9 9 1 1 E 7 7 2
0 5 7 152 5 5 4 5 3 5 1 5 5 5 O 8 5 N 9 0 105 5 8 1 3 5 4 3 9 5 5 0
L 5 A 6
7 5 4 5 1 6 9 0 4 1 5 6 3 1
1 4 3 2 9 1 1 85 4 3 5 9 5
O 5 7
5 141 H 4
7 139 7 1 5 5 1 6 7 7 4 7 8 1 0 9 9 8
8 8 0 N 4 8 9 8 5 1
0 2 150 4 R 9 4 TE 0 Y 5 120
174 4 115
4 4 4 4 7 3 5 4 S
5 0 1 0 0 6 168 0 5 9 5 7 7
140 E 5 9 D 40 5 9 H 9 9 1 1 1
R 1 1 1 9 1 3 4
C 9 7 5 3 5 7 3 5
6 7 7 0 5
N 6 6 6
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1 5 7 1 Colleges, universities, vocational schools, or any schools, 0 2 6 1 0 2 3 3 8 4 8 1 7 0 0
0 3 711 2 6 10 9 1 1 3 2 1 0 1 2 0 2 5 9 0 9 1 2 3 6 1 3 8 8 4 6 1 3
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0 5 9 3 1 1 6 3 1 5 1 732 S 5 1 3 2 3 3 2 729 4 9 19 5 1 2 9 2
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8 9 0 2 0 7 4 8 62 5 6 5 3 3 8 9 2 9 8 0 5 8 8 4 4 M 5 9 7 9 3 5 8 7 5 9
9 9 9 0 8 5 4 0 6 7 6 9 6 8 0 5 2 3 860 859 637 6 9 6 1 2 5 4 3 7 9 6 8 3 3 865 4 9 4 9 8 7 9 8 2 5 4 6 6 5 0 8 2 6 8 1 9 1 1 1 1 9 1 1 220 1 6 4 8 0 8 8 15 9 5 870 869 P 8 6 7 0 872 3 3 7 1 0 9 0 4 0 2 405 5 226 8 9 8
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5 0 1 2 545 1 0
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6 3 7 7
8 7 7 6 1040 6 1 E 5
2 7 0 9 375 376 0 1 6 3 1 5 Golf course, driving range or club 0 0 0 1 R 2 0 3 5 340 0 0 9 6 3 3 1051 0 1 RD 0 71 70 5 ILL 7
2 6
0 M 8 0 AUR I 9 1060 ORA 0 D S 2 9 5 L 0
0 N 1
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3 3 3 1120 TRIAL PARKWAY 1 3 1 0 1 5 1 6 K 7 3 4 0 1
R 89 3 4 4 1 9 2 1230 D 3 8 0
1 3 2 E 2 180 22 R 0 2 1199 1
G 1 7 19 125 7
0 A 381 7 • P Heavy retail – further defined as stores with exceptionally 1 2 00 225 1350 0 7 2 5
2 1 1 1 4 1 2 LENA DR 1 1263
0 4 1250 0
2 0 0 1 6 1205 0 5
2 0 0
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5 0 1255 2 1
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1 300 1331 100 5 7 2
large floor areas (like a warehouse club) or outdoor service/ 1
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4 0 14 R 5 1 5 1 4 9 8
4 7 6 0 4 T 3 0 1 0 1 5 0 5 L 9 9 0 5 3 0 14 7 0 E 0 4 5 1 5 1 1 2 4 0 T 5 5 0 7 2 5 440 400 1521 T 3 6 4 1519 1451 0 0 R 1 3 4 D 7 7
9 9 1179 KIMBERL 1523 1 0
7 9 Y DR 46 9 405 1500 1 5
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7 1 1 2
5 5 5 1511 495 5 7 1450 0 1 0 6 3 7 0 1 1 1 1 50 0 1 4 9 4 5 8 8 0 850
1 3 • Basement-level housing units (like garden apartments on the 8 Mayor R-1 Residential R-5 Residential C-1 Shopping I-1 Manufacturing, 0 1,250 2,500 5,000 Feet Processing, and Ann Womer Benjamin R-2 Residential M-1 Mixed Use C-2 Commercial Wholesale basement levels of townhomes) R-3 Residential PD Planned Development O-1 Office ¯ R-4 Residential T-1 Transitional Commercial C-3 Planned Community Service Shopping • Outdoor public active recreation – further defined as the public ZONING Produced October 23, 2013, City of Aurora GIS use of public property to provide active recreational facilities for community within a park-like setting (e.g. picnic grounds, playgrounds, shelters, pavilions, patios, sports centers) Source: Zoning Map, City of Aurora, 2013 Source: Zoning Map, Bainbridge Township, 2016 • Outdoor public passive recreation – further defined as the • Multifamily: 29 units per acre (must be included in mixed-use smaller, one-off developments much less practical. If, for some public use of public property to protect and preserve park developments with no residential units on the ground floor). reason, a smaller development is appropriate, a zoning variance lands, wilderness areas, open spaces and scenic areas (e.g. can be requested. community gardens, constructed wetlands, nature viewing, Minimum Development Areas pedestrian walkways, sidewalks, trails, and bike paths) In Aurora, the minimum acreage for development projects must Setbacks from Water Features be 10 acres. There is the possibility to have this acreage reduced Lake: In Aurora, there is a 40-foot setback requirement around the Housing Density to 5 acres through a planning commission approval process that lake. In Bainbridge, there is a 500-foot setback requirement from Aurora’s restrictions on housing density are very straightforward – looks at the material adverse effects on adjacent properties or on the high watermark of the lake, except in multifamily development they want no more than 2 ½ units per acre (acreage is determined the overall district. when it is part of a mixed-use development. For all other uses in as the whole site). As before, Bainbridge’s zoning code is a little Bainbridge, there is no setback requirement around the lake, due more complicated when it comes to residential density, and those In Bainbridge, Planned Unit Developments (PUD) must be a to the intense development that previously existed around Geauga density are determined by use: minimum of 100 acres. These PUDs must consist of 30% residential, Lake. 30% nonresidential, 30% vertical mixed-use and 10% variable. As • Single family: 1-2 units per acre (depending on type of home) for other developments, they must have a minimum area of 10,000 • Twin (shared wall) units: 8-9 units per acre Riparian: In Aurora, code requires a minimum riparian setback of • Townhouses: 13.6-16.8 units per acre (depending on type of square feet, or just under ¼ of an acre. 25 feet. In Bainbridge, that setback is anywhere from 25 to 120 feet, townhome) The sheer size of this plan allows for large developments and makes depending on the area that drains into that particular waterway.
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Celebrate-16- Wetlands: In Aurora, there are 75-foot setback minimums for Category 2 wetlands and 120-foot setback minimums for Category 3 wetlands. In Bainbridge, there are only setback requirements if the wetlands are included in existing riparian setback boundaries. If that is the case, those setbacks then extend and apply to the wetlands. Again, with Bainbridge, there are no riparian setbacks on the site, so there will be no potential issues with our plan. As for Aurora, we don’t foresee these setback requirements being an issue, as we would likely use setbacks greater than this site-wide as a matter of best practice.
Lookinjg at the differences and similarities in their zoning codes, there are mixed priorities between the two. However, with a distinct version and cohesive site branding, the major similarities can outweigh the minor difference.
Table 1155.02 Lot, Yard, and Setback Requirements
Minimum Minimum Setbacks Minimum Lot Minimum Lot Side Rear District Area Lot Width Front Yard Frontage Yard Yard square feet feet feet feet feet feet R1 1.5 acres 150 150 50 15 40 R2 3.0 acres 250 250 100 50 50 R3 29000 115 115 50 15 40 R4 17420 95 95 35 10 40 R5 one- 6 minimum 11200 75 75 35 8 family /16 total R5 two- 6 minimum 22400 150 150 35 8 family /16 total 14500 PD single- minimum/16500 25 5 minimum/20 total 10 family average 25 (+1 foot for PD multi- each 2 feet of family height) 10 (50 if adjacent to 10 (50 if adjacent C1 50 residential) to residential) 10 (50 if adjacent to 10 (50 if adjacent C2 150 residential) to residential) C3 200 50 50
T1 29000 115 115 50 15 40 50 (100 if 50 (100 if adjacent O1 100 adjacent to to residential) residential) Minimum 15/Equal Minimum Dimensions vary based on classification I1 to height of 15/Equal to height of the road on which lot has frontage abutting wall of abutting wall Major 5 acres 300 200 25 25 road Secondary 2 acres 200 50 10 10 road Source: Riparian Setback Guide Map, Bainbridge Township, 2005 Local road 1.5 acres 150 35 10 10
Source: Setbacks Table, Aurora
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Celebrate-17- Vision and Branding Plan Themes and Goals It is important to identify a vision for any plan to unify the process and to ensure cohesion. VPG recognized the value of Geagua Lake’s existing identity: it’s entertainment history and natural Pay homage to the site’s history and beauty. To help ensure the success of the Geauga Lake: The Next regional importance by re-creating 100 Years, VPG decided to build upon that legacy. By identifying Celebrate a regional destination that includes four unifying themes and attaching related goals to those themes, local amenities. VPG seeks to ensure the final plan provides a place that celebrates the past, provides enjoyment in the present by respecting the natural environment, and thrives into the future. Branding the Development When working to brand the development, VPG acknowledged the Vision immense scale of the site and the unlikely nature that any one Ensure public access to the lake and Geauga Lake is a regional and local asset with a unique history developer could take on the entire project. Due to this reality, provide opportunities for all ages to and important ecology. VPG envisions a cohesive redevelopment primary attention to branding was given to areas nearest the Enjoy enjoy the site. that restores the degraded natural environment and unifies the lake and the “town-center.” A conceptual identity and logo was communities of Bainbridge and Aurora. Through creative solutions designed that incorporates elements of the amusement park guided by best practices in urban design and rooted in fiscal reality, (a Ferris Wheel), the lake (the site’s biggest asset), and valued Geauga Lake: The Next 100 Years strives to ensure a sustainable environment elements (trees). Less emphasis was given to the development that supports healthy communities today and in the areas farther away or disconnected from the core development as Respect the natural landscape by future. these developments would follow more traditional development restoring wetlands, protecting patterns (single family and institutional campus). However, one endangered species, and promoting Respect healthy water systems. To unify VPG’s plan, four themes were identified: Celebrate, brand, name and image could be used on all wayfinding signs to Respect, Enjoy and Thrive. These themes are tied to specific goals unify the trail network. that draw from best practices in urban design and are used to center each section of the plan. Support sustainable economic development that is financially feasible and re-uses already Thrive developed sites.
Source: VPG
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Celebrate-18- Wayfinding and Signage Market Profiles Given the size of the site and the extent of the proposed trails, Market Profiles are a set of attributes relating to a target population wayfinding will be an integral piece of our site development. and a target group of buyers. We want to emphasize that this site With 10 miles of trails, finding direction between the various and will be a place for all generations. disparate uses and sections of the development will be critical to maintain the feeling of a cohesive place. What is more, signage Young Professional—Works in Solon and wanted to be close and wayfinding are important parts of establishing a public to work. Friends come over often because her apartment has place’s identity and character and it is our hope that a distinctive “the best view”. wayfinding design will help promote the personality of the Geauga Lake development. It was our goal to create a pathfinding system Family—Chose Geauga Lake because of strong public school that is functional, navigable, and recognizable and that further system and recreation center. Their house also has private yard enhances the site’s sense of connection. for family time.
We designed this signage (Figure 1A) with inspiration from a number Newly Married Couple—Attracted to Geauga Lake by of other wayfinding networks in parks across the country and felt its affordability, access to dining and entertainment, and that this simple design would accomplish our aforementioned appreciates the proximity to Akron and Cleveland. goals while also providing accessibility and ease of use. We felt strongly that the wayfinding system should be recognizable as a Empty Nesters—House is large enough for guest rooms when part of the larger overarching theme for the development of the kids come back to visit and their kids appreciate the diverse site and our use of the established color scheme is meant to give community in which their parents now live. this impression. We also felt it to be important that any signage not diminish the imagery of the natural environment and that it be Retirees—Downsized from a larger house with less maintenance easily legible at a distance and while passing on bicycles. and responsibilities, enjoys the walkability and community found at Geauga Lake and frequently hosts guests who enjoy fishing, swimming, recreation, and trails.
Fresh Air Enthusiast—Visits the area often to walk his dog Roscoe on the miles of natural trails.
Source: VPG
Figure 1A. Source: VPG
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG -19- A family takes in a musical performance at the Families volunteer on the naturally designed site at monthly lake cleanups II. amphitheater ENJOY
Ensure public access to the lake and provide opportunities for all ages to enjoy. Survey and Stakeholder Analysis Methodology A major objective of Viking Planners Group (VPG) was gathering and analyzing original data extracted from the Aurora-Bainbridge community in order to provide a framework for the final deliverable.
Surveys and stakeholder interview questionnaires were developed to collect qualitative and quantitative input from households and stakeholders with an interest in the future of the site (Appendix 1). It was determined that there would be three different forms of the stakeholder questionnaires targeted for three different types of professionals: environmental, community, and developer. In a similar way, two types of surveys were developed for either home mailing or administered by a VPG staff member. To maintain confidentiality, every student and every stakeholder, patron or resident was assigned an individual identification number. All materials, including consent forms for stakeholders, informational hand-outs to patrons surveyed, and instructions for communicating to stakeholders were submitted and approved through Cleveland State University’s Internal Review Board (IRB) for Human Subjects in Research to ensure that all federal and state regulations were followed.
Survey: Survey Respondents VPG mailed 300 surveys to households residing within a 3-mile radius of the site. With the assistance of the Northern Ohio Data and Information Service at Levin College of Urban Affairs, addresses and names belonging to head of households were extracted from county parcel data, randomized via Microsoft Excel and assigned to envelopes with a reference map of the Figure 2A. Survey respondant’s zipcode frequency. Source: VPG site and mailed in March 2017. Returned surveys were accepted Survey Results: Demographics until April 7th to give the survey team of VPG adequate time to More than half of the respondent population are constituents of The size and dimension of households that responded to the tabulate and analyze the data. For the on-site surveys, members the two local governments that split Geauga Lake (Figure 2A). survey widely varied. The largest plurality reported being in a of VPG were assigned two-hour shifts to administer surveys at In the question “In which zip code do you reside?,” four of every household of two, and all but four respondents did not include either the Bainbridge Branch of the Geauga County Public Library ten respondents indicated they live in the 44202 zip code, or any children younger than 18. Most of those surveyed had six- or the Aurora Memorial Library during the months of March and Aurora. In addition, a quarter of respondents said they live in the digit annual household income which reflects a high purchasing April, 2017. Each of the twenty-two students followed specific 44023 zip code, which is split between Bainbridge and Auburn power. Approximately 64 of the 211 people responded to the instructions as advised by IRB to interview every third library townships. Twenty-two total zip codes make up the 242 people question, “What is your approximate annual household income?,” patron to ensure randomness. In total, the class collected 179 who responded to the question, with the furthest zip code from with being within the $101,000 to $150,000 range. The lowest patron survey responses from the two libraries and 66 residential our site belonging to North Ridgeville in Lorain County. In addition reported bracket was $30,000 or less (Figure 2B). surveys for a total of 245 survey responses. The response totals to the Aurora, Bainbridge and Auburn Townships, only two for each question are inconsistent because some questions were more reached double digit counts: 44022, split between eastern Respondents worked across a wide spectrum of Northeast Ohio, left blank by people surveyed, especially those that were mailed Cuyahoga County suburbs such as the Village of Orange; and with at least one-fifth indicating they do not work at all. Of the out and were not personally administered by a member of VPG. 44087, split between the Village of Reminderville and Twinsburg. 229 people who responded to the question “In which community 57% of respondents shop at the retail centers near the site and/or do you work?,” 17.5% indicated they are retired and another 5.7% visit the library at least once a week. said the question was not applicable. The three highest work
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Enjoy-21- destinations were Aurora at 10.9%, Solon at 9.2% and Cleveland at 8.3%. When responses from “Downtown Cleveland” and “University Circle” are included, Cleveland’s tally increase to the same level with Solon at 9.2%
Survey Results: Preferences Several questions sought to gain insight into what the surrounding community would like to see happen at the Geauga Lake Site. It was identified that the top five entertainment or recreational Figure 2B. Source: VPG Independant Research activities that would encourage patrons and/or residents to spend more time on the Geauga Lake site were concerts, performing arts, biking, hiking and a movie theatre (Figure 2C). Ice-skating, camping, bird watching and bowling were the least chosen responses. Additionally, this question offered an “Other” option in which respondents could suggest another preference of their choice. Many respondents wished to see an amusement or water park, followed by high-end shopping and restaurants.
VPG wanted to gather information from a variety of patrons and residents on their attitudes of various development types. Thus, multiple types of development were proposed and the respondents were asked to identify whether they “Opposed”, “Supported” or were “Indifferent” to that development use. 57% of 245 respondents and 59% of the total respondents strongly opposed retail-shopping and housing respectively. However, 85% Figure 2C. Source: VPG Independant Research of respondents strongly favored parks, trails and greenspace, 67% Figure 2E. Source: VPG Independant Research supported retail-restaurants, and 52% supported an educational, medical or business campus. Interestingly, 50% of respondents “Other” option in this question, ‘schools’ were the number one also supported a center for work-live-shop-play type development response for the “other” category followed closely with ‘low crime’, despite being heavily opposed to retail shopping and housing. ‘quietness’, and ‘family-friendly communities’. These results coupled with the results from the previous question imply that patrons and residents may not want another retail strip center or a large subdivision of housing, but would support a mixed-use development with high-end shopping, office, and new restaurants (Figure 2D).
VPG also wanted to determine what amenities help guide respondents when buying or renting a residence in a specific neighborhood. A variety of options were given and survey respondents were asked to pick the top four amenities that attracted them to a home or neighborhood. 66% of 245 respondents preferred a backyard in conjunction with 64% that preferred a park. Despite most respondents being least concerned with public transit, 17% did say that access to public transit was important (Figure 2E). 24% of all respondents also selected the
Figure 2D. Source: VPG Independant Research
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Enjoy-22- Home ownership among those surveyed is at 93% and 80% of Stakeholders areas and the lake. Some potential steward for the open space those surveyed live in Single Family Dwellings (Figure 2F). When In order to get a diverse group of stakeholders, at least one include the Geauga/Portage Park District, Western Reserve Land asked, “If you were to move in the next five years, which type stakeholder was assigned to every student for an interview for Conservancy, Trust for Public Land, Museum of Natural History, or of housing would you prefer?,” A quarter of the respondents a total of twenty-three. These stakeholders included public City of Aurora/Bainbridge Township. Additionally, if an agreement preferred condominium, which is 11% higher than the 14% of officials, trustees, zoning inspectors, environmental specialists, cannot be made as to who would maintain these open space areas, respondents who currently reside in a condominium. 64% of transportation officials, developers, bankers and those that the land may end up in the hands of private owners, at which patrons would choose to live in either a condominium, apartment, had previously conducted research on the site. The stakeholder case a conservation easement should be created to permanently or a townhouse rather than a single-family house (Figure 2G). questionnaire chosen then matched the profession appropriately, protect the space. All the environmental specialists agreed that From this, VPG concluded that those surveyed would value more either environmental, developer, or community. traditional big box retail is not suitable for the site and several diverse housing options than those currently available and would specialists indicated that the best developed would be dense, be interested in a smaller dwelling unit than the typical single- Environmental Specialists mixed use development with a variety of housing options and family home. Additionally, a little less than half the respondents Of the eight environmental specialists interviewed, many indicated public open space. were age fifty-five or older, which explains the large percentage that they would like to see some design elements or tributes of home ownership as well as the increasing interest in a smaller to the old amusement park and for the site to be a source of A few of the specialists were in favor of trying to reuse any of dwelling unit as empty nesters frequently seek to downsize to recreation with ample open space. These specialists said that a the infrastructure currently available to the site including the homes with less maintenance needs. Survey results can be found diversified stock of housing options that would appeal to both concrete, utilities and sewer. Two specialists indicated that all in the Appendix 2. empty nester and starting home families are appropriate for this future development on the site needs to have access to sewer, site. Two specialists mentioned conservation development when water and other utilities. One specialist even mentioned the designing housing layout. creation of a Joint Economic Development District (JEDD) between Aurora and Bainbridge to help with site development funding The environmental specialists would like to see between 40- and utility sharing. Other sources of funding include Clean Ohio, 100% of the space maintained as open space, especially wetland ODNR grants, the Trust for Public Land, and Ohio EPA. Lastly, many of the environmental specialists want future development to have minimal impact on natural areas surrounding the site and to minimize the footprint of development.
Developers VPG Interviewed nine stakeholders involved in the real estate development field to understand how a developer perceives the site and its opportunities. Unlike most of this study’s other stakeholder body, slightly more than half of the developer stakeholders described themselves as unfamiliar with the Geauga Lake site past anything they have read in the popular press. Nevertheless, patterns in opinions emerged from their interviews. All developer stakeholders believed housing should be in the site’s future and two said it should be the dominant land use. However, two others warned against populating the site with too many single family homes. All but two of the stakeholders believed for certain that none of the amusement park’s infrastructure or even parking lot could be reused in a new development. Most repeated an option of grinding up the parking lot and selling the materials. Nearly half of the stakeholders stressed the area’s poor retail market and that adding more would be challenging. All but two of the developer stakeholders said that no destination attraction Figure 2F. Current residence type. Source: VPG Independant Research Figure 2G. Possible residence in 5 years. Source: VPG Independant will ever return to the site because highway access has grown Research
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Enjoy-23- throughout the last century as an essential feature and the site sits five miles away from the nearest interchange: Chillicothe Road and US Route 422. Finally, two-thirds of the stakeholders believed that the most intense development was worthy near or around the lake.
Community VPG interviewed six stakeholders in the community category, which included public officials and members of other community organizations. We were looking to gather feedback about what different agencies had in mind for the site, as well as how it could fit into a larger regional context. All the stakeholders were familiar with the site and there was a general agreement that retail was not well suited for the area. The most common types of suggested housing for the site were single family or condominiums. When asked what their ideal uses for the Geauga Lake site would be, they had varying answers. Many of them said that the natural element was very important, with two of them saying it should remain as much in a natural state as possible. Two of them said a movie production studio would be a good idea, one suggested an outdoor adventure park, two proposed a healthcare facility, and one said a hotel with a waterpark would be a good idea. One stakeholder predicted that any project that tried to be a big regional draw would end up being a boondoggle.
All the stakeholders expressed the importance of the two jurisdictions coming to an agreement on a Joint Economic Development District (JEDD). They cautioned that JEDD agreements can sometime cause animosity between parties. Nonetheless, they indicated that a comprehensive development would not be possible without some JEDD agreement in place.
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Enjoy-24- Highest and Best Use Once feedback from citizens and stakeholders was gathered, VPG began to assess specific sections of the site to begin nar- rowing down what uses best fit where and to incorporate as many desired uses as possible.
Methodology and Results We performed a highest and best use analysis on this site that served as a guide for the various uses that we would propose in this plan. Due to the size of this site and the wide range of features ZONE 1 ZONE 6 present, both positive and negative, we divided the site into six different zones (Figure 2H). The six zones were formed based on municipal boundaries and existing environmental barriers. Each zone was surveyed, analyzed, and scored accordingly for the various types of uses. The score was based on 19 site attributes that would make the zone attractive, or unattractive, for each specified use. Considered uses ranged from additional big box ZONE 3 retail, various forms of residential uses, office space, hotels, public space, or any combination of these.
After this analysis was performed for each zone, we came to the ZONE 2 following conclusions: ZONE 5 • Single family housing consistently scored high for the ZONE 4 majority of zones. • A major drawback for this site is the distance from the highway. • Zones that contained frontage along Route 43 scored high for retail development; however, as you will see in our research, the area is already saturated with existing retail. • Zones furthest from Route 43 and ones that were close to the lake scored consistently high for public space. Figure 2H. Highest and Best Use zones. Source: VPG
Because of the lack of highway access and an oversaturated retail market, the highest and best use results showed us that most of the land was best suited for public space. By turning our attention, then, away from where to build, we looked at those areas we first and foremost wanted to protect. We did this by examining the site’s current environmental conditions to see where we could build.
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG -25- Fifth graders from a local As people walk along the trails, school learn about the they read about the history of numerous species of plants and the site on trail markers III. animals that live on the site RESPECT
Respect the natural landscape by restoring wetlands, protecting endangered species, and promoting healthy water systems. Current Environmental Conditions As a former amusement park, the Geauga Lake site has Groundwater a high degree of infrastructure and impervious surface. Geauga Lake Amusement Park accessed water from wells In the center of the site, there is a 52 acre kettle lake though may have received some water through pumping that reaches 42 feet deep and was formed by a glacier directly from Geauga Lake. The Geauga County side has thousands of years ago. There are approximately 63 acres areas that may yield 3-10 gallons per minute (GPM) if of wetlands, silt loam soils, flood prone areas and hazards, developed and areas that seldom yield more than 3 GPM. sand/gravel pits, an on-site landfill, two wastewater The Portage County side has areas that may yield 25-100 treatment plants, utility and conservation easements, GPM and 3-10 GPM, if developed (ODNR, 1986). This is and potential soil and water contamination (U.S. Fish and the most current information found during this study and Wildlife Service, 2016). Other important environmental may not reflect current ground water resources. (Figure aspects for this site include groundwater, water quality, 3B) wildlife and vegetation, a non-HVL (highly volatile liquid) pipeline, and impervious surface-induced stormwater Flood Hazards runoff. There is a flood hazard area at the south shore section of Geauga Lake (ODNR, 1975). This is a 100-year flood The site straddles multiple political and environmental plain, meaning there is a one percent chance of a flood boundary lines. The site lies in Geauga and Portage event occurring here every year. This was confirmed Counties, in both Bainbridge Township and the City of using Federal Emergency Management Agency’s (FEMA) Aurora respectively. The site is part of the headwater interactive map with the national flood hazard layer. It is system of two watersheds: Tinker’s Creek and the Chagrin contiguous with the lake and extends east onto the site River (Figure 3A). north of Route 43/Aurora Rd (Figure 3A). This presents a building restriction as anything built in this zone may Figure 3A. Watershed, wetland, floodplain. Source: VPG Environmental Design Guiding Principles flood in a 100-year flood event. The section of land north of the lake also has flooding and ponding issues that may 1. Ensure lake oriented development. make building construction difficult and more expensive. 2. Create development with respect for natural drainage patterns and their effect on local and Water Quality The Geauga Lake site is located in the Pond Brook regional waterways. subwatershed of the larger Tinker’s Creek watershed 3. Maximize permeable surface (goal of >20%). that flows into the Cuyahoga River. The site also lies in Chagrin River Watershed and drains into the Aurora 4. Utilize green infrastructure to reduce run-off. Branch. Geauga Lake has had algal bloom problems in 5. Design with eye toward slowing or reducing the past. The section of Pond Brook that Geauga Lake urban sprawl. drains into has water quality issues related to pollution and is in nonattainment status, although the stream itself 6. Connect Geauga Lake to the region. is shown to be in full attainment. Causes of impairment 7. Improve and protect Geauga Lake’s water include sedimentation/siltation, storm water runoff, and quality. nutrient pollution. Sources of impairment include stream channelization from increased flow and traditional urban 8. Increase property values by captializing on development which causes increases in stormwater water access, views, and trails. runoff. One of the causes of impairment to Pond Brook for recreational uses is a presence of bacteria. The water 9. Design resilient, sustainable structures. quality of Geauga Lake could not be tested for this 10. Promote planning for healthy people and study, but it can be assumed that some of the cause of healthy communities. impairments to Pond Brook occur because of the water
Figure 3B. Groundwater Resources. Source: VPG Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Respect-27- quality in the headwaters, which includes Geauga Lake. (OEPA, 2004 (OEPA, 2004). Figure 3D). Silt loams contain high levels of silt with some sand 2016) and clay and may need to be amended to provide better drainage Water quality may have improved since the closing of the park if built upon. There are also large areas of sand and gravel pits. This information has direct implications for the Geauga Lake because the storm water would have been less polluted from the These are areas that may have been quarries in the past. Water site. There have also been instances of soil contamination from decrease in use of the site. The next study of the Pond Brook tends to pond in pits in these areas, meaning building may be hazardous pollutants (OEPA, 1990; Woodward-Clyde Consultants, subwatershed by the OEPA is scheduled for 2020. restricted, but nice water features can be scattered throughout 1990). Sea World was a Resource Conservation and Recovery Act these sections of the site. The site is highly developed meaning (RCRA) hazardous waste generator and there was a list of potential Soils the top layers are highly disturbed. The soil disturbance potentially hazardous spill sites (Sea World of Ohio, 1991). There may still be The survey of the soils at Geauga Lake was an important step in goes much deeper due to the large concrete pads installed for soil contamination present on site, which may leach into Geauga determining the environmental condition of the site. Soil type, support to the large water slide and roller coaster structures. Lake itself. For example, formaldehyde contamination that may especially hydric soils, can affect development. According to the (ODNR, 1982) have impacted water quality occurred on-site and was remediated United States Department of Agriculture, many of these soils according to Sea World staff (Woodward-Clyde Consultants, are hydric, which are soils that have developed under saturated Other aspects of the site are determined by the Natural Resources 1990). Geauga Lake Park maintenance personnel put out a public conditions and are essential to wetland and riparian areas. The Conservation Service (NRCS) web soil survey for the Geauga Lake notice of violation for lead and copper contamination monitoring site mainly consists of C and D hydrologic group meaning the soil site. The water table on a large portion of the site north of the lake in 1996 (Geauga Lake Park, 1996). Ohio Environmental Protection has a slow infiltration rate meaning a high runoff potential. There is within 0-25 cm from the surface, but there are sections where Agency (OEPA) wanted ten samples collected for seasons 1994 are important hydric soil zones throughout the whole site (Figure the depth is greater than 200 cm. This means that this section is through 1995, but zero were reported to be collected (Geauga Lake 3C). subject to frequent ponding and flooding, although it is not a Park, 1996). There were also reports of the pollutants p-dichloro- FEMA 100-year floodplain. The NRCS web soil survey also grades benzene, xylene, and nitrate in the Geauga Lake water system in The site is also comprised of a variety of loams and silt loams potential uses for the site based on soil. Some of these uses are
Figure 3C. Hydric Soils. Source: VPG Figure 3D. Soil types. Source: VPG
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Respect-28- suitable for playgrounds, picnic areas, paths and trails, and camp areas. The site is rated “very limited” for suitability for these uses. (NRCS, 2017)
There is potential contamination within the site from hazardous wastes. Sea World was listed as a RCRA hazardous waste generator and various buildings Figure 3E. Myotis septentrionalis. Source: VPG were listed as potential spill sites for hazardous wastes in their RCRA spill plan (Sea World of Ohio, vegetation present. The area has historically been 1991). As previously stated, there was a formaldehyde composed of Beech forests, Elm-Ash swamp forests, spill on site and the soil was excavated and replaced mixed mesophytic forests, and sphagnum peat bogs (Woodward-Clyde Consultants, 1990). There are other (Figure 3F). Concluded during the site visit, what is left examples of the potential for soil contamination on- of the wooded areas seems to follow the data showing site. There were two 2,000 gallon underground storage a beech forest (ODNR, 1966). There are species of fish tanks and one 1,000 gallon tank for fuel storage on introduced into Geauga Lake itself consisting of carp, the property, hazardous chemicals buildings holding largemouth bass and more. herbicides and paint supplies, solvents, acids, soda ash, flammable liquids, and fuels and oils (Sea World of Landfill Ohio, 1991). There are many more Ohio Environmental The on-site landfill is located northwest of Geauga Lake. Protection Agency (OEPA) documents that may contain This landfill was owned and operated by the multiple information on soils, as well as water quality issues. companies that owned Geauga Lake over the years. Very little information could be found about the landfill, but Figure 3R. Historic Vegetation. Source: VPG Wildlife and Vegetation there is some documentation from the OEPA that notes There are many plant and animal species in Geauga some cases of complaints of foul odor emanating from County and Portage County that are listed as threatened the landfill, negatively affecting surrounding residential or endangered. The species of note are the federally areas. The landfill could potentially contain the sludge listed species in both counties. Federally listed species from the wastewater treatment plants, but this is in Geauga County are Myotis sodalis (Indiana Myotis) unconfirmed. The landfill was closed in the late 1980s and Myotis septentrionalis (Northern Long-eared Bat - meaning it is near or passed the 30-year monitoring Figure 3E). Federally listed species in Portage county period for closed landfills, set by the OEPA. Further are Neonympha mitchellii mitchellii (Mitchell’s satyr), research into this area is recommended. (OEPA, 2014) Aconitum noveboracense (Northern Monkshood), Myotis sodalis (Indiana Myotis), Myotis septentrionalis Pipeline (Northern Long-eared Bat), and Sistrurus catenatus There is a pipeline owned by Buckeye Partners, LLC that catenatus (Eastern Massasauga), which is a candidate runs parallel to the railroad tracks on the north side. This for federal endangered species listing (U.S. Fish and pipeline runs through Portage County, the southwest Wildlife Service, 2017). The Northern Long-eared Bat corner of Geauga County, and into Cuyahoga County to was last officially spotted in 2012. The Mitchell’s satyr Cleveland. This pipeline acts as a transmission line for is an insect with a habitat in fens and wetlands (ODNR, a long list of non-HVL batch products like gas, diesel, 2016). There are many species that are state-listed as and jet fuel, to name a few. The easements for this endangered, species of concern, extirpated, threatened, pipeline transfer with the sale of the property. (Buckeye potentially threatened, and of special interest in these Partners, LLC, 2017) two counties. Waste Water Treatment Plant and Stormwater Geauga Lake also has other noteworthy wildlife and There are two wastewater treatment plants on-site.
Figure 3G. Land Cover. Source: VPG Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Respect-29- The first, located on the east side of Geauga Lake in the area of Geauga Lake is 219 acres and is roughly 75% northwest section of the lake, discharges into the Aurora impervious surface according to this data. For reference, Branch of the Chagrin River via an unnamed tributary, RM major impairments begin once there is more than 20% 6.78 (OEPA, 2008). This means it drains into the northern impervious surface. It was necessary to drastically reduce wetlands and moves on from there. Sludge from this plant this impervious surface in our plan to reduce stormwater was disposed at a landfill, potentially the on-site landfill or runoff, which would improve water quality of the lake and at another wastewater treatment plant. The permit for this further downstream in both watersheds. plant expired in 2013 and we have not been able to locate a more current one. This permit authorizes the discharge Existing Wetlands of certain amounts of pollution into the Aurora Branch. There are approximately 63 acres of wetlands located on The wastewater treatment plant is a potential asset for the Geauga Lake site, and include a variety of different redeveloping the Geauga Lake site. Comments from the types (Figure 3I). The wetlands act as part of a headwater Chagrin River Watershed Action Plan of 2015 are listed as system in the Pond Brook subwatershed. Wetlands act to follows: “155,000 GPD, equalization, aeration, clarifier, sand filter and slow down water, so an increase in wetland quality filters, and UV disinfection. Discharges into wetland. Park and quantity can improve the water quality of Geauga closed as of 2008,” (CRWP, 2011). Lake. The water will be better filtered and slowed down to infiltrate into the groundwater instead of directly running As per OEPA permit number 3iN00212, which expired in off into the lake. The wetlands located north of the lake 2009, stormwater has been discharged into Geauga Lake have taken water from one of the wastewater treatment (OEPA, 2004). The permit details nine outfalls and one intake plants on site during operation. The wetland delineations and the requirements on pH, but not requirements on are no longer valid as they were completed more than five flow rate. The permit specifies that adaptive management years ago, a requirement of the Corps of Engineers and Figure 3H. Impervious Surfaces. Source: VPG controls will be used to implement appropriate controls thus, reverification is required for the wetlands on the site to restore water quality in the Tinker’s Creek subbasin. (Elmore, 1990). Funtime, Incorporated was also required to provide a bacteria study on the stormwater by 2004. Part IV of the permit details stormwater pollution prevention plans that must be designed within six months of the stormwater permit and provide implementation and compliance with the terms of the plan within 12 months. While not current, it will provide useful information on the past stormwater situation on-site and what Funtime, Incorporated might have done to mitigate it.
Stormwater is a major water-quality issue on the Geauga Lake site. The site is highly developed with some forested areas (Figure 3G). These highly developed areas inherently have a high degree of impervious surface. This means that there is more stormwater runoff, which carries pollutants and sediments directly into the lake and increases the chance for a flooding event.
VPG mapped the impervious surface with an overlay of the drainage areas on the site (Figure 3H) to determine the total potential impact on the site. The immediate drainage
Figure 3I. Existing Wetlands. Source: VPG
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Respect-30- Planned Improvements Taking all the environmental conditions into account, VPG decided Setbacks were important to VPG to protect the existing wetlands to implement several improvements that focus on enhancing the and protect their health and vitality regardless of developments entire site. that would occur in the future. The wetland guideline VPG proposes is a 125 foot setback from all wetlands on the site (Figure 3J). These improvements include: • Wetland Restoration The wetlands have been destroyed in past development so VPG’s • Lakefront restoration aim is to restore them to their original state. Once impediments • Trail network such as concrete and existing structures immediately surrounding • Solar farm the lake are removed, VPG aims to reconstruct the wetlands that • Green Infrastructure (various) once existed on the site (Figure 3K). The wetlands once served • Cluster Development an important function of acting as a filtration system to the lake and provided habitats to many species. Since their removal, Wetlands many animal habitats have been altered, and the lake itself has VPG recognizes that the wetlands are important to preserve not suffered from runoff contamination and algal blooms that would only for their aesthetic beauty, but to also help support the overall be remedied by the restoration of the original wetlands. health and wellness of the area and the region’s waterways. Within the current zoning code in Aurora, category 2 and 3 wetlands Costs are subject to a setback of 75 and 120 feet, respectively (City of Constructing wetlands varies from site to site and construction Aurora, 2017). There are currently no setback regulations within the costs are hard to predict because existing conditions on each Figure 3K. Wetland Construction. Source: VPG Bainbridge zoning code but there are enforced riparian setback individual site are unique. VPG felt the best way to project costs guidelines throughout the township (Bainbridge Township, 2017). of building new wetlands was to examine projects completed in so are the benefits. It is always difficult to understand intrinsic VPG proposes a wetland setback system throughout the entire nearby areas. For example, VPG used construction costs reported and societal benefits that are enjoyed from a project, so once site, with variances based on proposed development in the area. by the Chagrin Watershed Partners. The organization reported a again VPG utilized a report from the Tinkers Creek Watershed. cost of about $13,233 per acre. Within the project The report is a comprehensive assessment of the wetlands in the costs there were subcategories, with some costs watershed, and included economic studies on the value added that might vary based on the specific needs and from wetlands (Hitee, 2008). The economic estimated added existing conditions of the land. These included the value includes examples such as added housing value, public costs associated with wetland design costs, basin recreation value, avoided flood costs, avoided mitigation costs construction, wetland plants and planting, wetland and stormwater basin replacement costs and estimates a total of buffer seed, seeding buffer, weir plate, and control about $393,470 in value added in perpetuity per acre of wetland structure (Tyndall, J., and T. Bowman 2016). (Hitee, 2008). VPG envisions a site that has beautiful, vibrant and healthy wetlands, serving as an economic, aesthetic, ecological Benefits and educational asset to the site. The costs with constructing wetlands is high, but
Planned Improvement Cost Added Value Trails $913,000/mile Increased housing Value : $900-$2,262 $9,523,092 total Increased Property Tax Revenue Wetlands $13,233/acre $393,470/acre $185,262 total $5,508,580 Solar $850/unit $1,726/unit $5,929,000 Total $6,113,820 total Green Infrastructure Permeable Pavmeent Avoided Capital Costs : $120,000,000 $7.50/sq ft Annual Benefit : $4,838,000 $599,060 Total Total $16,236,414 $136,460,400 Figure 3J. Setbacks. Source: VPG Figure 3S. Planned improvements cost and added value.
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Respect-31- Lakefront accessible to visitors due to its The development plan prepared by VPG is centrally focused on proximity to the mixed-use water and all the positive aspects of being surrounded by the portion of development. The beauty of nature. The centerpiece of Geauga Lake is the lake and other beach will be located on in creating the plan, this was kept at the forefront of our vision. the southern edge of the lake VPG has created a comprehensive plan that allows the lake to be and will provide more access for featured and accessed by the public in a variety of ways (Figure 3L). the cottage homes as well as the residents already living on the Within the plan is a completely connected pathway, looping around site in the housing development the entire perimeter of the lake. This promotes connectivity and that is currently there. allows for anyone to access any individual feature surrounding the lake with relative ease. Connectivity within the Geauga Lake In terms of the actual development is pivotal to the success of the site so by spreading development taking place interactive features around the focal point, it will allow visitors to be around the site, VPG has created fully engaged at any given point on the lakefront. a setback system around not only the wetlands, but the lake Those dwelling in the apartments above the mixed use area will have as well (Figure 3J). A variable great views of the lake, promoting the water as a significant feature. setback system ranging from The boardwalk in the mixed-use section of development features 75 feet to 200 feet is planned lakefront access and views, allowing those visiting the region to be for lakefront development. in near-constant view of the water. The boardwalk then leads into This does not include the a paved pathway that wraps around the northern section of the boardwalks which will be able to lake, connecting to the amphitheater. This will allow for those who be built right up to the water. All are living at or visiting the mixed-use space to have an easy and structures will have to abide by convenient way to access the amphitheater for concerts and other setback regulations imposed on events. At the end of the performance space, the path continues the site. The setback system is into a second boardwalk to hover above the wetland restoration variable around the lake based area along the eastern edge of the lake. Just west of the wetland on the specific needs of each Figure 3L. Source: VPG will be cottage-style homes which will be accessible to the lake via area of waterfront. For example, Open Water Marsh Shrub Swamp Wooded Swamp Upland/Trail pathways. the wetland restoration area has a large setback in order to keep the wetlands protected and healthy so they can help mitigate runoff Because we want everyone to have access to the lake in a variety of issues into the lake. This area is also more prone to flooding and ways, we have included several additional features that will promote should not be built up very close to the water. The area around a cohesive, active lifestyle for the community. Included in these the designated mixed-use development has the smallest setback to plans are multiple, small boat launches available at each pivotal allow for the space to be as closely accessible to waterfront views point along the loop of the lake, providing multiple access points as possible. for both the incoming public visitors as well as the local residents of the site. One boat launch/docking space is privately reserved for Benefits the residents of the cluster homes so that this community has the There are a wide variety of benefits to having access to clean water. benefit of always having their own access to the water to participate From an environmental standpoint, it is much better for the lake- in activities like paddle boating and kayaking. dwelling wildlife to have a healthy, non-polluted lake. This allows for all types of creatures to have access to a natural habitat, promoting Along with light boating activities, two small beaches are accessible biodiversity of the lake and keeps the lake healthy and thriving. 8 Feet to both the visiting public as well as those residing on the site. One But beyond these obvious benefits to the wildlife, there are other beach is located on the northern edge of the lake, making it highly benefits to the residents living near the water. Trail Section. Source: VPG
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Respect-32- By having a clean lake, those who have access to it can have greater enjoyment from its sights, sounds and smells. According to an article written for the Journal of Environmental Psychology, research has shown that having access to scenery containing aquatic elements have a positive effect on a person’s perceived ability to restore one’s mind after experiencing stress (White, et al., 2010). This study also compared the positive feelings evoked from different types of environments, in which case the type that has the biggest positive impact was scenery with both aquatic and green spaces. Because our plan not only restores the quality of the lake, but the greenspace and vegetation around the lake as well, we can provide residents and visitors with an experience that offers great psychological benefits.
Not only is providing access to water good for the environment and well-being of those residing in that area, it can also be of great financial benefit to homeowners. Several studies have shown that by living closer to water, there will be a positive impact on housing values (Krause, 2014). It is not just proximity to water that can affect property values, but the quality of that water as well. The Florida Association of Realtors did a study on the effect of increasing water quality/clarity on housing prices and property values. The study used a Secchi disk, which measures water clarity by distance of visibility within the water. According to the study, they used “hedonic pricing models to control for the effects of other factors which are known to affect home prices, thereby allowing for the true impact of water quality to be estimated,” (O’Connor, Lichtenstein, & Cross, 2015). The study area included select lagoons, rivers and estuaries and was not looking at traditional Florida beachfront. This is important because the study area is quite similar to the Geauga Lake site, utilizing waterways that had problems such as murky waters and algal blooms.
The study showed promising results. By increasing water clarity by one foot over a month, the value of homes within 4 miles from the waterfront saw an increase in property value of up to 5.41 Figure 3M. All planned improvements. Source: VPG percent. Obviously the closer the homes were to the waterfront, the overall property values of the homes residing on the property Public Spaces, there are nine key steps to ensure that a waterfront the larger the percent change in property value. The same study will increase due to proximity to water, the property taxes collected development is a triumph (Project for Public Spaces, 2009). The was done looking at a year and the resulting changes were much by the city and township will be larger. This will allow for more first several steps include looking at the entire public space and greater, showing homes within one mile from the waterfront to spending power for the municipality and increase the quality of deciding what goals should be achieved for the community. This see a value increase ranging from 1.4 percent to 14.66 percent life for all residents of those locales. usually includes making pedestrian and public access a top-priority. (O’Connor, Lichtenstein, & Cross, 2015). The next two steps include building on existing assets in order to Lakefront Placemaking create a vision for the community. Further steps include creating The local municipalities can also reap the benefits of having One of the best ways to ensure a successful development around multi-use destinations and ensuring that those destinations housing close to a waterfront within their jurisdictions. Because a waterfront is through placemaking. According to the Project for connect which is something included directly in VPG’s plan. One
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Respect-33- of the final critical pieces is to ensure that the environmental APTs are typically between 6 and 15 needs are balanced with human development. This includes feet wide and allow bi-directional use details like restoring natural shorelines and utilizing natural by walkers, joggers, bicyclers, strollers vegetation (Project for Public Spaces, 2009). and wheelchairs. They are designed for any non-motorized travel and feature Through the VPG plan, we were able to incorporate a well- a variety of construction methods. The balanced approach that not only allows for the lake to be an most common surface materials for APTs accessible destination, but will ensure that it remains a healthy include asphalt, concrete, or crushed environment for the natural ecosystems contained within. By stone. Asphalt and concrete trail surfaces keeping our water clean, healthy and beautiful, we not only will have higher durability and allow use in the have a more beautiful place to live and visit, we will also have winter because they can be snowplowed, but have a higher initial install cost than a development that will promote strong financial investment Figure 3N. Source: Buffalo Bayou Park Partnership, 2015 Figure 3O. Source: Virginia Bicycling Federation, 2016 crushed stone. Two local Northeast Ohio which will keep the vibrancy of this new site alive. Estimated Costs for Recreational All Purpose Trails Recreational Trails Network Distance Total Cost By Trail One barrier to high quality redevelopment of the Geauga (Linear Feet) Cost/Linear Foot Distance (Miles) Cost/Mile Type Lake site is the lack of physical connectivity between any new 10 foot wide Crushed Surface 8,624 $88 1.6 $464,640 $758,912 proposed land uses. This problem is only exacerbated by the large size of the site. Our plan proposes a number of compelling 10 foot Wide Asphalt Paved 42,224 $133 8.0 $699,600 $5,594,680 land uses but their disconnection from each other was initially Raised Boardwalk Trail troubling. We are proposing a mixed use area, a single family (around lake) 4,226 $750 0.8 $3,960,000 $3,169,500 housing development, and an institutional wellness center Totals 55,074 $173 (avg) 10.4 $912,988 (avg) $9,523,092 area, but no way to connect all of them without a car. In an Figure 3P. effort to alleviate these issues, VPG came up with the idea of examples of APTs are the Towpath Trail an interconnected network of all-purpose recreational trails in the Cuyahoga Valley National Park and Sources and Uses for Trails (APTs) that will connect land uses and amenities on-site and the Valley Parkway Trail in the Cleveland Metroparks Rocky Sources Amount % of Project $ per Mile promote intergenerational access and welfare. River Reservation. Bond Sale Replenished By TIF Fund Proceeds $6,190,010 65.0% $593,442 When sketching out our recreational trail network routes, we After identifying that an APT network was something we stayed cognizant of VPG’s goals of low impact environmental wanted to pursue the next step was to figure out specifically Clean Ohio Trail Fund (Grant) $761,847 8.0% $73,039 sustainable development and intergenerational access to which kinds of trails we should build and their associated NOACA CMAQ Fund (Grant) $666,616 7.0% $63,909 the entire site. After brainstorming and interviewing working construction costs. We decided on three types of trails for the professionals in the field, VPG landed on a 10.5 mile network different areas on site based on their primary use. They are all Supporting Park District General Fund $952,309 10.0% $91,299 10 feet wide with differing aspects: asphalt, crushed stone, and of interconnected all-purpose trails (Figure 3M). APT’s cause Supporting Municipalities General Fund $952,309 10.0% $91,299 very little environmental damage or intrusion to build and a raised boardwalk trail. The asphalt trails are in the highest encourage social interaction and use between all ages of trafficked areas because of their stronger durability, and the Total $9,523,092 100.0% $912,988 people. One of the biggest hurdles from the environmental crushed surface trails are in our more undeveloped parks and aspect was figuring out how to have a trail around the 52 wooded areas of the site. acre lake without destroying the neighboring wetlands, which Uses Amount % of Project $ per Mile we accomplished using a raised boardwalk trail (Figure 3N). In researching, we found that construction costs vary greatly Another notable part of our trail plan is a “Rails to Trails” with different trail materials and widths. For our plan, Hard Costs $6,904,242 72.5% $661,917 conversion on an inactive abandoned rail line that runs the maintaining a 10ft wide trail width across the trail network Soft Costs $1,190,387 12.5% $114,124 length of the site (Figure 3O). We think that making this was important because it allows bi-directional clearance public trail network a priority in our redevelopment plan will for bicycles and wheelchairs. Wheelchair access was very Developer Fee $761,847 8.0% $73,039 important for us to help promote multi-age intergenerational help ensure public access to the lake for the next 100 years Contingency Reserve $666,616 7.0% $63,909 and beyond. use of the trails and the associated health benefits. Total $9,523,092 100.0% $912,988 Figure 3Q.
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Respect-34- The total cost for our 10.5 mile trail network is $9.5 million. This is Solar Farm based on in-person interviews with working professionals in the To make the Geauga Lake site even more field of trail development and park construction (Figure 3P). The sustainable, we have included a solar farm costs break down by type of trail to roughly $450,000 per mile on our site, which will be located in the for crushed surface, $700,000 per mile for asphalt paved, and a northwest corner, south of Depot Road. The staggering $3.1M per mile for raised boardwalk trail. A breakdown size of this area is a little over 8 acres, but to by miles per type of trail shows 8 miles of asphalt trail, 1.6 miles accommodate any additional setbacks by the of crushed surface trail and 0.8 miles of boardwalk. The high costs trail or road, we decided to keep the farm at of boardwalk trails are because they require concrete footers and exactly 8 acres. Originally, this site was part excavation along their length to allow their construction in wet of our greenspace area but after examining soil conditions like the wetlands we want to preserve. at the aerial of the site we realized that this area had been carved out at some point from In order to calculate construction cost estimates, we interviewed working professionals in the field to learn how recreational trail the rest of the forested wetland area. A 1994 projects are typically funded. The largest source of funds for a historic aerial was checked through Google project of this scale is a bond sale replenished by future TIF revenue. Earth and the land looked the same as it does TIF refers to “Tax Increment Financing,” and in our situation the today. We assumed that this land was most organization selling the bonds would have to be one or both of likely used for farming or something of that the municipalities (Aurora and Bainbridge). This cash is a lump nature. This land is also non-hydric, which is sum sale of the projected future tax revenue from development needed for our proposed ground mounted and is typically used for infrastructure or predevelopment costs solar panels. like our trail network. The next two largest sources of funds are monies from the general operating budget of the supporting park Another reason this portion of the site was district for the project and the municipality or municipalities that chosen for our solar farm is due to the legal Figure 3R. Regional Rail to Trail Connector Map. Source: Cleveland MetroParks, 2017. are supporting the project. The two government grant funding and recommended setbacks and design issues. sources for the project are State of Ohio “Clean Ohio” dollars and requirements for solar farms. There are a few municipalities in the NOACA (Northeast Ohio Area Coordinating Agency), and CMAQ state of Ohio who have zoning ordinances for solar farms. Since Although situated away from the very active parts of the site, the (Congestion Mitigation and Air Quality) dollars. The NOACA this will be the first solar farm in Geauga County, no ordinance solar farm will still be viewable to those walking on the northern dollars are contingent on a reduction in pollution related to our has yet been put into place. Luckily, the American Planning trails of the map. This section of the trail is in between the trail network, which would most likely come from the availability Association (APA) does provide help to municipalities looking to forested wetlands and solar farm (Figure 3L). All solar panels in of bicycle travel between site amenities partially supplanting car develop zoning ordinances for potential solar farms in their areas. the northern hemisphere must face south, unless they are panels travel. (Figure 3P) The APA has an that can reposition themselves to get the most sunlight. Although It is also important to consider our 10.5 mile trail network within most efficient, these panels are also very expensive (World Bank “Essential Info Packet, updated for 2014, (that) provides the regional context. Utilizing this plan, Portage County Park Group, pg. 43). South-facing panels fit this area well because it an extensive collection of sample ordinances on topics District’s Headwaters Trail will be one-step closer to connecting to allows those on trail front-facing views of the panels and drivers such as solar access, solar siting, and solar energy the Cleveland Metroparks South Chagrin Reservation (Figure 3R). on Depot Road will not have issues with glare. This could create an uninterrupted bike corridor from Streetsboro systems large and small, along with many examples of to downtown Cleveland. The 13 mile rail section in question is how communities are adding solar provisions to their Future setbacks may be placed on the solar farm in relation to owned by Norfolk Southern and is functionally abandoned with comprehensive, subarea, and functional plans,” (APA, the trails and roads. It is recommended that this be discussed 20’ tall trees growing up through the trestles. Only 3 of the 13 Planning and Zoning for Solar Energy). during the time of planning the solar ordinances and before the miles are on our site, but it is a start. Physically connecting the placement of the trails. It would be best to have the solar farm as Cleveland Metroparks network to the Portage County Park District Because no municipalities in Geauga County have incorporated close to the trail as safety precautions allow. VPG envisions the by trail would have very positive impacts on user experience, not solar zoning ordinances in their codes, we decided to make sure solar farm surrounded by trails (Figure 3T). to mention adjacent property values, resident health outcomes, that the site’s solar farm was situated away from the very active and regional collaboration. parts of our site. This location will limit the amount of setback The final reason for choosing this area of our site for our solar
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Respect-35- Solar Farm Estimated Installation Costs $5,929,000 (6,969 panels- 871 per acre) $854 per panel Maintenance Costs $5,000 per yr Sources of Funding Financing Options Solar Renewable Energy Credits Financing Options Ohio Energy Coservation Facilities Sales Tax Exemption PPA (Power Purchase Agreement) Qualified Energy Proerty Tac Exemptions Operating Lease Air Quality Improvement Tax Incentives Purchase Energy Savings Performance Contract Figure 3U. Solar Estimated Costs Table plants running. Alternative energy companies can produce energy costs and would in turn receive all tax benefits from the site. The and sell it at competitive rates to nuclear power companies. For municipalities will receive discounted electricity rates from Ohio nuclear plants to stay in operation, they must increase their rates Edison, the electricity provide, to power some of their facilities. Figure 3T. Example of Solar Farm. Source: or receive help from the government to stay active. Therefore, it In turn, Ohio Edison also benefits from the solar farm in that they farm is due to the proximity to pre-existing electric lines. These is economically best for the solar farm on the site to be placed will receive tax benefits along with showing their commitment to lines are located before the first turn in Depot Road and provide as soon as possible while tax credits and tax exemptions are still a cleaner and more sustainable future. electricity to the retail areas to the north of the site. These existing available. Not having these funds will make financing a solar farm lines are part of what solar farm developers look for when doing less attractive to all involved. One of our main goals with this The second financing option is an Operating Lease which is very site assessments (SRA International, pg. 4). When finding the best site is for it to be sustainable over the years. By having a solar similar to the PPA, in that it is also a third-party financing option. site to place our solar energy farm, VPG was unable to conduct a farm on this site, we can show the community that renewable In this option, a bank puts up the capital for a developer to install full site analysis. Therefore, it is recommended that before moving energy is important to Ohioans and can be a great representation the panels. The bank would be the one receiving all the tax benefits forward with this improvement, an in-depth site assessment be of northeast Ohio’s commitment to sustainability. Developers, from the site. The municipalities would make a monthly payment conducted for this specific area to further evaluate sun access and municipalities and residents all must come together to make this on the solar farm until the solar farm equipment has been paid potential energy generation. stand and financing a solar farm plays a major role in bringing the off. At the end of the payment period, the municipalities can then community together. choose to own the site, which is true of the PPA as well. Costs The third option is an Energy Savings Performance Contract. VPG determined the cost for the solar farm based on DoveTail Financing Options Similar to the other options, the developer installs the panels at Solar & Wind costs for residential solar photovoltaic systems. There are many ways to go about financing a solar farm. The first no cost, but the municipalities would be responsible for monthly DoveTail Solar is an alternative energy developer headquartered way and probably most common way in Ohio, based on a review payments that they would pay along with “the energy savings in Athens, Ohio. Based on these figures, the solar farm site will of existing solar farm financing in Ohio, is a Solar Power Purchase realized by the project” (Ameresco). Once the equipment has cost about 6 million dollars (DoveTail Solar & Wind, 2013). VPG Agreement (PPA). A Power Purchase Agreement is an agreement been paid off, the municipalities would own the solar farm. calculated the total number of panels and identified potential between the developer, the customer, and the utility company. For funding source (Figure 3U). To help with costs the federal and this site, the customer will be whoever owns this part of the site. Lastly, the municipalities would be able to purchase the solar farm state governments currently provide funding sources such as It could be homeowners, nearby retail, a park agency, or either of straight out. This is the only option where the municipalities would Solar Renewable Energy Credits, Ohio Energy Conversion Facilities the two municipalities. It is very possible that the solar farm could be receiving all tax benefits as well as taking on all costs. With any Sales Tax Exemption, Qualified Energy Property Tax Exemptions, be owned by both municipalities through the JEDD. In this way, of the different financing options the solar farm will pay for itself and Air Quality Improvement Tax Incentives. both government entities would benefit and in turn, the public within its lifespan of 20 to 25 years (Figure 3S). would as well. VPG believes that having the solar farm be part of It is possible that the current administration may take away some the JEDD is beneficial for both municipalities. Benefits of these funding sources, or the state might not have the revenue The options surrounding the financing of a solar farm are really to provide them. Nuclear power companies are fighting currently Another benefit to a PPA is that neither municipality will have geared to benefiting the customer. The general lifespan of solar for the State of Ohio to favor and help them continue to keep their upfront costs. A solar farm developer would take on all upfront farms is around 20 – 25 years (Energy Sage), so this is typically
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Respect-36- how long the leases and agreements last. Leases and agreements green rooftops, rain gardens and overall land conservation design. can be renewed with the developer or the municipalities could purchase and operate the farm on their own. As previously stated, Bioswales (Figure 3V) can be placed in parking lots as liner every option besides a straight-out purchase of a solar farm allows features, to help, “infiltrate and filter stormwater flows” (US EPA, the municipalities, or customers, to benefit with zero cost down. 2014). Bioswales are well suited for parking lots and sidewalks and There are many societal and environmental benefits that come VPG recommends any development incorporate features such with the little to no-risk of having a solar farm on this site. as these. VPG cannot, at this point, determine the exact costs and placements of these projects, as they must be installed to The direct benefits of having a solar farm on this site are related complement development in every phase. to the environmental benefits it spurs. Having a solar farm on the site reduces the amount of traditional energy such as coal or Permeable pavement is a type of pavement that helps reduce nuclear energy needed to power public governmental facilities runoff by allowing water from rainstorms to be absorbed into the on and near the site, which in turn reduces the amount of carbon ground, through intentional porous material (Figure 3W). When dioxide (CO2) the site puts into the atmosphere. High amounts runoff occurs on non-porous pavement, chemicals from cars, of CO2, which is often emitted from traditional energy plants, Figure 3V. Bioswale. Source: MJLARSONSITE trucks and the actual asphalt itself washes into whatever body increases global warming and has a negative impact on the urban of water is closest to the surface. Porous pavement improves core in the way of a “heat island” effect. Heat island effect is on traditional asphalt and helps mitigate issues of runoff. In mainly associated with urban metro cities, but with all the current the case of Geauga Lake, runoff has been polluting the lake concrete on the site, Geauga Lake could be considered one too. nearby, damaging the water quality significantly over the years. Our plan to get rid of the majority of the concrete takes away the Because this site aims to feature the lake, VPG decided permeable negative solar attraction it was causing. The solar farm on the site pavement was a necessary investment. Pavers generally cost provides an area on the site that will responsibly capture the rays anywhere from $5-$10 per square foot of interlocking concrete of the sun in an economically beneficial and safe way. paver blocks (Permeable or Previous Pavers Cost Comparison, 2017). Considering the planned area for permeable pavement is A solar farm puts little to no strain on the environment and instead 1.8 acres, $588,060 is the total cost of the permeable pavement enables the environment to work with human lifestyles. Solar installation. energy captured by the panels, “are far easier on carbon emissions, water, land use and health impacts than the typical electricity Strategic improvement areas were chosen because of their location generated by coal or natural gas in fossil fuel energy plants,” (Figure 3X). The 1.8 acres of planned permeable pavement would (SolarResourceGuide.org). With all the major improvements on be of the greatest advantage to the site, because they are located the site in relation to conservation, VPG felt it was necessary to on a 100 year FEMA floodplain, and much of the stormwater Figure 3W. Permeable pavement. Source: Pine Hall Brick Company, Inc. have a solar farm on the site if possible, adding to the positive collects and pools in this area. VPG felt that the maximum amount environmental impact and allowing for this site to continue to be these are what will make northeast Ohio sustainable in the years of benefits would be enjoyed from this placement and keep the sustainable over the next 100 years. to come and allow for Geauga Lake to be the forerunner that financial realities within limits, although this is by no means the Northeast Ohio needs to push towards a more sustainable future. limit of what could be done. It is possible to incorporate permeable Another benefit of the solar farm is societal in relation to pavement throughout the entire site. the intergenerational educational factors. The conservation Green Infrastructure improvements our site gives residents and visitors experiences Green infrastructure promotes a resilient, respectful and A comprehensive green infrastructure plan can be hard to and real life educational opportunities that are rarely achievable in cost effective method of development strategies that helps implement, because it must be done thoughtfully and carefully, one place. Visitors and residents will get to see how the solar farm, mitigate the effects from “grey” infrastructure and improve on and often the benefits are only realized over a long period of trails, wetlands, and green space all work together to provide a the health of the land and water in the area. Green infrastructure time. To help communicate these long term benefits, VPG made clean and serene place to be. Having all the assets in one place will is a collection of individual features, that helps divert runoff, and use of a case study presented by the EPA that calculated and create the message to other communities that a sustainable site is more effectively manage stormwater and mitigate future capital quantified the benefits of a comprehensive green infrastructure reachable. Visitors both young and old will leave the site knowing costs by capitalizing on the natural features already in place. These plan in Lancaster, PA. The final report on the project stated that, how a solar farm works. Real-life educational experiences such as features include construction of bioswales, permeable pavement, “the sum total of the benefits calculated for Lancaster’s Plan in this
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Respect-37- case study came to an estimated value of more than $120 million in avoided gray infrastructure capital costs and nearly $5 million in annual benefits beginning after the 25-year implementation period,” (United States Environmental Protection Agency, 2014).
These compelling numbers are the product of one city’s efforts, but taking into account the public support of green space and the focus on the vitality of the lake, VPG feels the benefits of green infrastructure installments would have significant, long lasting economic benefits. These installments could also be accompanied by educational signage and programming throughout the site, which would assist in making Geauga Lake a destination once again. VPG envisions parks, schools and groups from Cleveland and Akron, as well as local school groups venturing out to learn about green infrastructure, water protection and how these projects are implemented. VPG aims to create viable and long lasting solutions.
Figure 3X. Source: VPG
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Respect-38- Conservation development is incredibly important because land development will continue in fringe areas. As such, it is important to make certain that whatever development happens, natural resources are conserved to create a high quality and healthy way of life for home buyers and residents for the entire region.
Figure 3Y. Conventional sudivision development. Figure 3Z. Conservation development.
Conservation Development In terms of construction and infrastructure costs, cluster Conservation development is a controlled-growth land use development requires less mass grading of the soil surface resulting development approach to the construction, design and stewardship in fewer environmental impacts. Additionally, conservation of a development to achieve functional protection of natural designed cluster developments provide savings in cost of site resources, while also providing social and economic benefits to work, road work, and sewage disposal. For example, in a study communities (Reference 1). Types of conservation development on cluster development cost savings in Massachusetts, a 24-unit projects include cluster developments, rural ranches, suburban subdivision had no public water and or sewer. The developer could conservation subdivisions, and even master planned communities have chosen between one septic system for each unit costing (Figure 3Y). $181,000 each or have one system for 24 units within a cluster development costing a total of $124,000 (Reference 2). This need Typically, with conservation development, 50% to 70% or more of for less infrastructure results in the reduction of overall energy the buildable land, and the unbuildable wetlands, steep slopes, consumption. Cluster developments are beneficial for storm water and floodplains are preserved. Despite homes being located on management because they typically have less impervious surfaces half, or less, of the land, the density of conventional “cookie-cutter” and provide more open, grassy space for water infiltration. This subdivisions as allowed by zoning is maintained. Furthermore, reduces stormwater runoff and decreases the chances of flooding. homeowner’s associations and master deed restrictions ensure Additionally, developers can be incentivized to plant deep rooted the remaining land around the properties is protected indefinitely native plants in open space to manage stormwater by helping (Figure 3Z). This would allow for development of smaller starter improve soil structures and water infiltration. homes or “empty nester” homes on smaller lots, with views of protected open space and natural habitats, providing alternative Conservation cluster developments benefit municipalities and housing choices for multigenerational populations. communities as a whole. Municipalities will benefit from the increased tax revenue proportional to the increased property Benefits values located in close proximity to parks, trails, water and open There are numerous social and economic benefits to conservation space. Further, municipalities can provide and promote livable development for all stakeholders. Such benefits of cluster communities and enable retention of single adults, elderly, developments at the Geauga Lake site include reducing childless couples and families and households of all types and construction and infrastructure costs, improving stormwater ages. Residents and patrons can benefit socially and economically management, and providing privacy and maintaining the rural from protecting natural resources, wildlife, and the land, while character of the community. also maintaining the rural character of the community.
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Respect-39- Sources of Funding for Conservation There are many options when it comes to funding Another major funding source that the team Potential Funding Source Amount projects that have long-term environmental recommends the future developers of Geauga impacts. Many exist through the both the Federal Lake pursue is the Ohio Environmental 319 fund. Brownfield Grant Funding $2,000,000 and State Environmental Protection Agency and This fund covers 60% of project costs with the Trust For Public Land Supportive Financial and Political Services other local entities that look to preserve and other 40% of costs covered by applicant. During Clean Ohio Fund $1.8 Million in District Funding improve soil and water quality. After surveying the last awards cycle of this grant program, a total Aquatic Education Grant Application (ODNR) $800-$5,000 these grants and funding opportunities, VPG of $2.2 million dollars was awarded to projects Step Outside Grants (ODNR) $500 created a table (Figure 3AA) with options we throughout Ohio. The fund is focused on many deem to be the most relevant to the conservation goals, and the goals of VPG closely align with this Water Resource Restoration Sponshorship Program $1.5 Million Available in Last Allocation Year efforts undertaken by the VPG. program. Of the seven goals of this program, our Ohio EPA 319 $2.2 Million Avalaible project encompasses three, including; riparian Figure 3AA. Potential funding sources for conservation. To help mitigate the extensive damage to the restoration using bioengineering and/or green site from the large amount of brownfields, VPG methodology, wetland restoration, and inland suggests applying for brownfield and targeted lake management and restoration. These loans brownfield funding. A brownfield is defined by a are available to local municipalities, park districts, piece of land that has been, “abandoned, closed and soil and water conservation districts, making or underused industrial or commercial facilities, it an ideal source for potential stewards with such as an abandoned factory in a town’s former environmental interests (FY 2017 Section 319 industrial section or a closed commercial building Grants, 2017). or warehouse in a suburban setting,” (What is a Brownfield?, 2017). Because of the large amount In addition to these three major recommendations, of concrete, and former industrial infrastructure VPG has identified other potential funding in the area, we believe pursuing brownfield sources with amounts attached. These resources grants is an extremely reasonable and effective have all been identified as sources that fund use of resources. The total brownfield fund activities and programs that are in line with the totals about $2 million dollars, with categories vision of VPG. It should be noted that many of to support brownfield remediation at every these grants have differing funding cycles and stage (Types of Brownfield Funding, 2017). VPG the attached values are not always available to a identified two of these sub grants as a viable single recipient, but awarded too many different option at this stage in planning. The Brownfield projects during each funding cycle. Area Wide Planning Program funds up to $200,000 to, “conduct activities that will enable Along with actual funding from grant programs, the recipient to develop and area-wide plan the Trust of Public Land provides services to (including plan implementation strategies) for assist in leveraging dollars from the community. assessing, cleaning up and reusing,” (Types of They specialize in creating methods to get green Brownfield Funding , 2017). In addition, Cleanup initiatives on the voting ballots. Over the years, Grants provide up to $200,000 to, “address sites the organization has successfully passed 81% contaminated by petroleum and hazardous of their ballot initiatives, which has raised about substances, pollutants, or contaminants $57 billion in funding for communities. They (including hazardous substances co-mingled help convey to communities why conservation with petroleum),” (Types of Brownfield Funding, is important, and would be beneficial in relaying 2017). These funds require a 20% cost-sharing this importance to the communities of Aurora agreement which can be provided in the form and Bainbridge (Fund, 2017). or labor, materials, money or services (Types of Brownfield Funding, 2017).
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Respect-40- Easements In addition to reclaiming the polluted land and perusing a restoration project, VPG argues that easements are a highly effective way to ensure the land on the Geauga Lake site would be protected for years to come, regardless of who becomes the steward of the land. An easement is a, “legally binding contracts from the sellers of a certain property, limiting the future users of the land, regardless of the future owners and uses,” (Conservation Easements: Efficient and Effective, 2017). Under a conservation easement, the land in question remains privately owned and the land is permanently protected from subdivision (Conservation Easements; Efficient and Effective, 2017).
If Cedar Fair agreed to an easement, the land would be protected for ecological purposes without future litigation costs and would enjoy future tax benefits at the state and local levels. Bordering the Geauga Lake property, there are already two easement agreements in existence (Figure 3AB), and local entities aim to create contiguous easement areas, making this an extremely viable solution.
After addressing the areas that need improvement and protection, VPG then considered the setback restrictions and other conservation concerns in order to determine which uses would best fit specific areas to create the site plan.
Figure 3AB. Source: VPG
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG -41- After work, a young A group of coworkers enjoy professional takes his puppy happy hour at a restaurant for a stroll on the boardwalk. IV. overlooking the lake. THRIVE
Support sustainable economic development that is financially feasible and re-uses already developed sites. Site Plan The 652 acre Geauga Lake site is a significant endeavor for re- development. Such a large site requires attentive and vigilant long- term planning. Thus, VPG decided that it would be necessary to divide the site into multiple sections as we planned the development of the site. The proposed sections had to be planned around the Site Plan - Uses setbacks which were derived around wetlands, floodplains, and other environmental impediments (Figure 4A). These constraints Amphitheatre were used as starting points to draw boundaries of our new proposed sections. Using this methodology, we ended up with 17 Cottage Homes new sections with 8 different proposed uses (Figure 4B). Greenspace Institutional Mixed Use Retail Single Family Solar
Figure 4A. Source: VPG The acreage of the proposed site is broken down as follows: ¯
. 98 acres for single-family homes 0 500 1,000 2,000 3,000 Feet . 74 acres for institutional uses Data Source: US Census, TIGER/Line 2017; Geauga County Auditor's Office; Portage County Auditor's Office. . 55 acres for the mixed-use section Figure 4B. Source: VPG . 34 acres for cottage homes . 26 acres for retail-only sections Once the areas were designated for specific uses, VPG considered . 18 acres for the public amphitheater connectivity by expanding the road network and calculated costs . 8 acres for the solar farm to make that acheivable. We then calculated the construction . 339 acres of greenspace costs of the buildings to be built in each section, as guided by market studies, as well as proposed a phasing timeline to manage Over half of the site is preserved as greenspace, thus staying growth. consistent with our goal of following environmentally sustainable principles in the development of the site.
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Thrive-43- Infrastructure and Connectivity
Figure 4C. Source: VPG Figure 4D. Source: VPG Roads Treat Road. The remainder of the new roads were then positioned in the residential and mixed-use Once the proposed site sections had been decided, the next major step was to decide where the new sections in ways that would maximize the developable space within those sections. roads would go within the site. In order to do this, the existing road layout had to first be examined for identifiable flaws so that solutions could then be corrected with new road connections. An analysis After the new roads and section borders were decided, their positions were then used to logically of the existing system of roads (Figure 4C) shows that there are six major roads that abut or run find placements for the buildings, parking lots, and additional greenspaces within the site. Through through the site: Aurora Road, Squires Road, Depot Road, Brewster Road, Geauga Lake Road, and this meticulous process, we were able to create a comprehensive site plan for Geauga Lake (Figure Treat Road. As an active amusment park, navigation through the site was not important. However, as 4E). a new development, the center of the site lacks connectivity to the surrounding neighborhoods and has no logical front entrance.
The proposed new roads (Figure 4D) were designed with the intention to resolve the aforementioned issues. In this proposal, Geauga Lake Road is extended past Depot Road, where it currently terminates, to Aurora Road. This new road connection at Aurora Road will serve as the main entrance to the new mixed-use section of the site. This road extension is proposed as a tree-lined boulevard with a median (Figure 4D), which will further contribute to the unique ambiance of the mixed-use section of the site.
Additionally, the awkward intersection of Squires and Brewster Roads will be smoothed into one road. The repositioning of this road creates a more seamless connection between Aurora Road and Depot Road, while also shifting the road slightly to the east, thus creating more developable space for the cottage homes section. Also, it is proposed for Depot Road to extend southward to connect to Treat Road. This new connection completes Depot Road’s loop through the site, and will also allow more direct vehicular access to the center of the site from the communities that are connected to
Figure 4D. Street Section. Source: VPG Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Thrive-44- Figure 4E. Geauga Lake Site Plan. Source: VPG
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG -45- Predevelopment Costs The first phase in the financial analysis of this development is the geographical images and historical records. We then determined After predevelopment costs were calculated, we then looked at pre-development of the entire site. This phase involves the removal a price to remove them to a level at 15 feet below the ground costs for each specific use we are proposing and how those uses of any existing infrastructure (e.g. sewer, concrete, and pavement) surface. For the pylons that are located in the lake, we estimated interact with one another. and the preparation of the land for future development. Our costs to detonate them in the water, based on industry standards. biggest obstacle in determining the amount of work that will need All pre-development costs, as well as all other construction costs, to be done during this phase is the sheer amount of concrete and are sourced from regional developers and construction companies pavement on the site, coupled with the inadequate information and are based on industry averages for the area (Figure 4F). available regarding what exists below the surface. The previous uses for this site necessitated subterranean structural concrete, Additionally, during the pre-development phase, we anticipate both to support rides at Geauga Lake and Wildwater Kingdom the sale of two outparcels located on Route 43. To determine the (pylons) and to house animals Sea World (tanks). It is difficult sale prices for these outparcels we looked at recent sale prices for to determine the extent of this concrete. For purposes of our comparable parcels in the area (Figure 4G). calculations we estimated the number of these pylons based on Pylon Removal Total Cost per unit Total Pylon Removal (Ground) 350 $ 5,000 $ 1,750,000 Pylon Removal (Lake) 100 $ 8,000 $ 800,000 Total $ 2,550,000
Impervious Pavement Removal Outparcel Sale SF Acres Cost per sf Cost Total SF Price PSF Total Sale Price Asphalt/Concrete 779,674 17.9 $ 4 $ 3,118,696 Outparcel 1 24,207 $ 2.00 $ 48,414.00 Total $ 3,118,696 Outparcel 2 130,680 $ 1.78 $ 232,610.40 Total 154,887 $ 232,610.40 Sewer Removal/Site Development Costs Figure 4G. Location Total Acres Cost Per Acre Total Site Development Costs Mixed use 46.6 $ 200,000 $ 9,320,000 Townhomes 4.4 $ 125,000 $ 550,000 Cottage homes 40 $ 200,000 $ 8,000,000 Single Family 70 $ 170,000 $ 11,900,000 Institutional 75 $ 150,000 $ 11,250,000 Public 11 $ 150,000 $ 1,650,000 Total 247 $42,670,000
Infrastruture Linear Ft Cost Per LF Total Roads 56571 $ 400 $ 22,628,400 Total $22,628,400
Pre Development Total $ 70,967,096 Figure 4F.
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Thrive-46- Site Uses
Figure 4H. Location of institutional uses. Source: VPG
Institutional The institutional section of the Geauga Lake site sits just east of Squires Road in an area that largely encompasses the existing parking lots for Wildwater Kingdom (Figure 4H). We plan to reuse portions of this massive sea of parking for new parking lots, but we also plan to remove large portions of the concrete for buildings and greenspace. By doing this, Figure 4J. Rendering of the Wellness Center. Source: VPG the amount of impervious surfaces will be reduced significantly which will help resolve water runoff issues. The institutional section will contain a medical wellness center, as well as a community center. The wellness center (Figure 4J), which will sit toward the southern end of the section, will be three stories and it is based loosely on an existing wellness center in Lyndhurst, Ohio.
The community center is a single-story building toward the northern end of the section that will contain meeting/event spaces, a pool, and a gym. The community center could also allow for special rates for those who live in the Geauga Lake site.
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Thrive-47- Figure 4K. Location of the amphiteather. Source: VPG
Public Amphitheater Figure 4L. Rendering of the public amphitheater. Source: VPG To the northwest of the institutional section, we are proposing a Costs grass seating and the other with a simple, sloped lawn. (Figure public amphitheater (Figure 4K). Public parking and trail access We priced two different types of institutional buildings: one was 4M). will be easily available adjacent to the amphitheater, which a small, one- to two-story multi-use building and the other was a will be located just to the north of the lake. VPG envisions the large, five- to six-story hospital-type building. Both are the same landscaping surrounding the stage will be tiered, thus blending price per square foot. For the community center, we priced the the amphitheater seamlessly with its natural surroundings (Figure development to include a swimming pool. Finally, we priced out 4L). With its location adjacent to the woods, restored wetlands, two options for the amphitheater: one with tiered concrete and and the trail system, as well as spectacular views of the lake, the amphitheater will be a truly unique amenity for the community. Institutional/Public We envision that the amphitheater could host outdoor concerts, Shakespeare in the Park, or any other large outdoor gathering Square Feet Price PSF Total Cost that the community would host. This distinctive concept will help Building A-Hospital 610,983 $ 225 $ 137,471,175 to once again make Geauga Lake a destination for people from Building B-Other option 60,000 $ 225 $ 13,500,000 all walks of life. Community Center 76,971 $ 200 $ 15,394,200.00 Amphitheater Option (A) 10,458 $ 676.85 $ 7,078,500 Amphitheater Option (B) 10,458 $ 181.72 $ 1,900,377 Figure 4M.
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Thrive-48- Housing
PMA In order to determine the need for housing on the Geauga Lake site, VPG created a housing Primary Market Area (PMA) and then performed a housing niche analysis. The PMA presented is a twenty- minute drive time around Geauga Lake (See Figure 4N). Because of the lake’s peculiar placement, the PMA captures sixty-eight Census tracts, fifteen school districts, thirty different communities and four different counties: Geauga, Portage, Summit, and Cuyahoga. Using ArcGIS online to perform a network analysis to get the drive time rather than using a certain distance in miles, the PMA weighs highway access appropriately. A twenty-minute drive time also reflects people’s commuting times to work. A ten minute drive time was considered too small and a thirty minute drive time approached downtown Cleveland, which only would have skewed the data. However, the data may still be skewed slightly using the twenty-minute drive time because of the diversity of Cuyahoga County, especially areas such as Bedford and Warrensville Heights.
From the PMA, we extracted necessary housing and income data in order to perform a housing niche analysis to determine the potential need. The demographics found were very similar to those of the five adjacent census tracts already discussed. According to data from the American Community Survey 2011-2015, the median household income of this area is $81,345, with an unemployment rate of 6%. Examining the housing stock, 75% of the homes in the PMA are single family detached with a median house value of $250,000.
There is also evidence that people are moving into this area. According to the differences found from the 2010 and 2000 Census, there is an average increase of 1,155 people per year and an average increase of 777 housing units. According to the Census website, there were 132 building permits for housing units in Geauga County for 2015 and 406 in Portage County, the two counties the Geauga Lake site occupies (U.S. Department of Commerce, 2015). One of the reasons people are moving into this area might be because of the fifteen great school districts. Figure 4N. The Geauga Lake site’s overlapping school districts are the Aurora City School District and Kenston Local School District. These two school on education, demand for family housing in the Geauga Lake site, districts also stand out because of their high scores on the 2015- especially the Aurora side, should be set at a premium. 2016 ODE Indicators Met and spending per pupil meets the median of about $4,200 (Ohio Department of Education, 2016). Aurora City School District had a higher 2015-2016 ODE Performance index with 87.1, compared to Kenston’s of 77.1 (Ohio Department of Education, n.d.). Compared to the median of 78.6, Aurora City School District is doing great, with Kenston just shy of the median. Given these facts
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Thrive-49- Housing Niche Analysis Once the PMA was defined, a housing niche analysis was completed to determine the potential demand. First we found the number of households in each income range and the number of houses in each house value range. We took the number of households in a specific income range and subtracted it from the number of housing units in the range of home values that would be three times that income. The net demand would be the difference, and, if positive, the need. There is a need for housing starting at $300,000 (Figure 4O). Even though there is a demand for housing units at values between $75,000 and $149,997, we determined that those values would see much opposition from the affluent communities. Additionally, because of the wetlands and setbacks previously mentioned, despite the large site, the developable areas are somewhat limited so cheaper homes may not be economically feasible.
In order to meet some of this demand, we are proposing a mixture Figure 4O. of types of housing for the area. We consider single family housing, cottage style housing, townhouses and apartments to be the best fit for this area. The single family and cottage style housing will both be on the eastern side of the lake and the townhouses and apartments in the mixed use area on the western side.
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Thrive-50- Figure 4P. Single Family Homes. Source: VPG
Figure 4O. Location of single family homes. Source: VPG Single Family Homes In the far right, southeastern corner of the site, we are proposing a single family development with 56 homes (Figure 4O). Surrounded by wetlands and a quarry, the homes will be on one acre lots, as set by the Aurora Zoning Code. The single family homes will be somewhat disconnected from the site. With only one main entrance and exit, driving homeowners will have to leave their community and reenter the site if they wish to frequent the mixed use area or go the community center. However, the cul-de-sac on the western side begins a trail access point so walking or biking would be an option (Figure 4P). It is true that the distance from the single family development to the mixed use area is about a mile walk. Unfortunately, since the area is so large, separate uses have their own areas and do not blend as well as the mixed use area. Additionally, the million dollar homes almost have to be in their own separate area for privacy. Moreover, if the homes were closer to Geauga Lake, it might look as if they have private lake access and would jeopardize public access to the lake.
Source: VPG
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Thrive-51- Source: Google/Neohrex and VPG
Figure 4O. Location of the cottage homes. Source: VPG Cottage Homes We are also proposing cottage style homes on the eastern side of the lake, situated between wetlands and trail access on the west side, and the institutional and community center as an eastern border. The homes will be smaller in size and denser, with 2.5 units per acre for a total of 160 units (Figure 4P).
The layout of these homes (Figure 4Q) will be conservation oriented, helping protect the wildlife, natural resources, and the rural characteristics of the area. Closer to trails and the lake will also help promote walking and biking. Smaller homes and lot sizes will provide alternative housing choices with more emphasis on the newly created surrounding community. Developing these homes will be cheaper for developers and will help increase the tax revenues for the area.
Costs For each type of housing we used a construction price per square foot based on the type of housing and the level of finishes (i.e. standard vs high-end). For sale prices we used local comparables for those specific housing types. Finally, we netted out pre- construction costs for each housing type, based on its proportionate share of the total calculated above. (Figures R, S, T).
Figure 4Q. Cottage homes. Source: VPG
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG -52- Retail Market Retail PMA For many in the Greater Cleveland area, the immediate Single Family Construction Costs and Profits association with Geauga Lake is the amusement park that Price Quantity Square Feet Price PSF Build per unit Total Const. Cost Profit Per Unit Profit once stood there. Today, however, one of the main draws to the Geauga Lake area is shopping. Two power centers $ 892,500 15 3,500 $ 140 $ 490,000 $ 7,350,000 $ 402,500 $ 6,037,500 sit just north of the site in Bainbridge Township: the Shops $ 1,020,000 15 4,000 $ 140 $ 560,000 $ 8,400,000 $ 460,000 $ 6,900,000 at Marketplace and the Marketplace at Four Corners. As $ 1,530,000 26 6,000 $ 140 $ 840,000 $ 21,840,000 $ 690,000 $ 17,940,000 referenced in previous sections, the stakeholder interviews, Total 56 268,500 $ 37,590,000 $ 30,877,500 community surveys, and highest and best use analysis all indicated that retail would not be an ideal use on the site. Pre-Construction Costs $ (18,688,520) With that in mind, VPG conducted a retail market analysis Total Profit $ 12,188,980 to explore, in a more nuanced way, how specific types of Figure 4R. potential retail on our site would fit into the wider landscape and market of existing retail in the area. Cottage Home Construction Costs and Profits We conducted our retail market analysis in three steps: 1. Determining a primary market area Type Price Quantity Square Feet Price PSF Build per unit Total Const. Cost Profit Per Unit Profit 2. Completing a retail inventory of the market area Standard $ 300,000 40 2,300 $ 120 $ 276,000 $ 11,040,000 $ 24,000 $ 960,000 3. Completing a niche analysis High-end $ 400,000 40 2,300 $ 130 $ 299,000 $ 11,960,000 $ 101,000 $ 4,040,000 Standard $ 500,000 40 2,600 $ 120 $ 312,000 $ 12,480,000 $ 188,000 $ 7,520,000 The analysis below will walk through each step of this process High-end $ 600,000 40 2,600 $ 130 $ 338,000 $ 13,520,000 $ 262,000 $ 10,480,000 and conclude with findings and recommendations for the types of retail that the Geauga Lake site can support. Total 160 392,000 $ 49,000,000 $ 23,000,000 Pre-Construction Costs $ (12,767,999) Determining a Primary Market Area (PMA) Total Profit $ 10,232,001 Determining a primary market area aims to answer the Figure 4S. question, “How far are people willing to travel for a potential proposed good or service and how many dollars do they have to spend on it?”. Often, the distance one is willing to travel to patronize a store is determined by their proximity to Townhome Construction Costs and Profits other stores that sell the same or similar goods and services. Type Price Quantity Square Feet Price PSF Build per unit Total Const. Cost Profit Per Unit Profit Therefore, the physical boundaries of a PMA are calculated 1 Bed/1.5 Bath $ 200,000.00 90 800 $ 120 $ 96,000.00 $ 8,640,000.00 $ 104,000.00 $ 9,360,000.00 using a gravity model—a mathematical tool that determines 2 bed/2 Bath $ 300,000.00 109 1,100 $ 125 $ 137,500.00 $ 14,987,500.00 $ 162,500.00 $ 17,712,500.00 the PMA boundaries based on the distance from and the size Total 199 191,900 $ 23,627,500.00 $ 27,072,500.00 of our competitors. Pre-Construction Costs $ (2,812,840.00) The size of the Geauga Lake site required that we consider all Total Profit $ 24,259,660.00 different kinds of potential retail for the site. For this reason, Figure 4T. our site required two primary market areas - one for specialty goods and one for convenience goods (Figure 4U). Reason being that people will travel farther for specialty goods like restaurants, boutiques, nightlife and entertainment than they will for convenience goods such as groceries, drug stores, and gas.
To determine the boundaries of how far someone would potentially travel for a specialty good, VPG used the Walmart
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Thrive-53- in Aurora on Market Place Drive as our subject and four different surrounding Walmarts and Walmart Supercenters in Aurora, Streetsboro, Mayfield Village, and Macedonia as its competitors (Appendix 3). To determine the boundaries of how far someone would potentially travel for a convenience good, VPG used the proposed Meijer being built on the northern side of the Geauga Lake site as the subject and four surrounding grocery stores (Heinen’s and Giant Eagle) in Solon, Aurora, Twinsburg, and Chagrin Falls as its competitors (Appendix 4).
Once the boundaries were set, VPG was able to analyze the characteristics and spending power of both PMAs (Figure 4V). Looking at the PMA map and the tables, one can observe that the Specialty Goods PMA, at 173 square miles, is much larger than the Convenience Goods PMA, at 16 square miles—suggesting that the convenience goods competitors are located relatively close to the Geauga Lake site. Additionally, the Specialty Goods PMA has the spending power of over three billion dollars while the Convenience Goods PMA has a spending power of four hundred million dollars; however, because of its size, we know that the Geauga Lake site will capture a significantly smaller percentage of consumers from the Specialty Goods PMA than it will from the Convenience Goods PMA.
Analyzing the two primary markets areas already indicates that the optimal course of action for the site is to try to capture as much of the three billion dollars in spending power in the Specialty Goods PMA as possible, which can be done by maximizing the specialty goods and attractions on site. Figure 4U. Source: VPG Retail Inventory In order to assess the amount and types of new retail the Geauga (Appendix 6). PMA. All specialty goods had a capture rate between 25% and Lake site can support, it was necessary that VPG take inventory 35% (Date and Simons)—the larger physical area of the Specialty of existing retail in the area. Using information from CoStar, a Each good and service was catalogued by VPG as either a Goods PMA translates to a smaller percentage of those consumers commercial real estate information company, VPG catalogued convenience good or a specialty good. If the good was a in the area patronizing the Geauga Lake site. Additionally, the over five hundred stores from the Specialty Goods PMA. The convenience good, then the total potential captured sales were dollar amount of leakage shows that if the capture rate for the full inventory includes retail type and first floor square footage derived as a percentage of the four hundred-million-dollar good was 100% how many more dollars the site would be able to (Appendix 5). spending power of the Convenience Good PMA. Additionally, all capture (Figure 4W). convenience goods had a capture rate of 80% (Date and Simons)— Retail Niche Analysis the smaller physical area of the Convenience Goods PMA translates Once the analysis was complete, it showed how many of a A niche analysis is a tool that builds from the data VPG collected to a higher percentage of those consumers in the area patronizing particular kind of retail the site could support. Only three of them from the PMA analysis and the retail inventory to quantify, the Geauga Lake site. Similarly, if specifically, what type of retail (or niche) can be supported on the good was a specialty good, Specialty Goods PMA Convenience Goods PMA the Geauga Lake site. In short, a niche analysis takes potential then total potential captured sales Total Households in PMA 37,713 Total Households in PMA 4,924 captured sales and average sales per square foot to calculate the were derived from a percentage Median HH Income in PMA $90,285 Median HH Income in PMA $90,282 square footage amount of that kind of retail the area can support, of the three billion dollar spending Spending Power of PMA $3,404,868,939 Spending Power of PMA $444,583,778 given the existing amount of retail measured in the inventory power of the Specialty Goods Size (sq. miles) 173 Size (sq. miles) 16.9 Figure 4V. Spending power of PMAs.
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Thrive-54- are viable for the Geauga Lake site including: boutiques, specialty Total Gap Total No. foods, and limited service restaurants, which are restaurants where PMA Total HH % HH Total In-PMA Capture Total Potential SF in SF Stores $ Leakage the patron does not have a server (Figure 4W). These findings Income Income Potential Sales Rate Captured Sales Leakage suggest that retail cannot be the primary attraction of the Geauga Needed Needed Lake site and in order for retail to survive on the site, there must Standard Niche be a destination that will generate a lot of foot traffic which will Categories help patronize retail as a secondary attraction. The conservation DINING design of this plan has achieved this by making the lake itself and Catering/Food Service $3,404,868,939 0.10% $3,404,869 35% $1,191,704 -2163 -1.082 $1,780,469 8,902 the trail network the jewel of the site. In doing this, not only is Restaurants - full service $3,404,868,939 3.35% $114,063,109 35% $39,922,088 -284124 -71.031 $3,110,109 12,440 VPG promoting the health of the natural resources on site but is also promoting the economic health of the region by avoiding Restaurants - limited service $3,404,868,939 3.31% $112,701,162 25% $28,175,290 396941 39.694 $110,592,162 291,032 retail saturation and its long-term effects. Total 6.76% $0
Retail Niche Analysis Results: Commercial Development on RETAIL SHOPPING Geauga Lake site Auto Sales $3,404,868,939 0.819% $27,885,877 35% $9,760,057 -86112 -8.611 -$2,110,463 -8,981 While VPG understands that retail and commercial activity Books/Music $3,404,868,939 0.135% $4,596,573 35% $1,608,801 -6456 -1.291 $1,696,573 8,483 were never going to be the centerpiece of the project, we feel Boutique $3,404,868,939 0.960% $32,686,742 35% $11,440,360 16319 6.528 $27,773,942 69,435 that a development strategy can successfully incorporate some Clothing/Shoes $3,404,868,939 0.960% $32,686,742 35% $11,440,360 -292291 -36.536 -$54,749,178 -210,574 retail into the site design, as long as the proper limitations are Communications/Electronics $3,404,868,939 0.130% $4,426,330 35% $1,549,215 -17909 -5.970 -$2,495,570 -8,319 acknowledged and the right decisions are made. Our first step Convenience $444,583,778 0.253% $1,124,797 80% $899,838 -1200 -0.600 -$375,203 -750 in planning the commercial portion of the site was to synthesize Drugstores $444,583,778 1.300% $5,779,589 80% $4,623,671 4734 0.498 $3,404,589 7,168 the results of the retail niche analysis to get a sense of what kinds Gas Stations/Convenience $444,583,778 2.000% $8,891,676 80% $7,113,340 -3045 -1.522 -$1,266,324 -1,266 of retail were reasonable options for Geauga Lake. Next, we General Merchandise $3,404,868,939 2.500% $85,121,723 35% $29,792,603 -520673 -52.067 -$85,252,597 -315,750 determined the location of retail based on potential absorption Grocery $444,583,778 3.000% $13,337,513 80% $10,670,011 14400 0.240 $10,587,513 19,250 rates, the proposed physical layout of the site, and expected foot Hardware $444,583,778 1.500% $6,668,757 80% $5,335,005 -59868 -5.987 -$14,531,243 -54,835 traffic. Finally, we opted to suggest unconventional floor plans Health/Beauty $3,404,868,939 0.171% $5,822,326 35% $2,037,814 -47054 -13.444 -$10,331,774 -34,439 that would allow pedestrian access on two sides of our buildings, Home Furnishings/Home Goods$3,404,868,939 0.140% $4,766,817 35% $1,668,386 -80842 -10.105 -$19,133,158 -69,575 thereby mitigating the perception that one side of these buildings Household appliances $444,583,778 0.165% $733,563 80% $586,851 1956 0.559 $733,563 2,445 was the “front” and the other side the “back”. This was particularly important in the buildings fronting our boardwalk, which also face Jewelry $3,404,868,939 0.160% $5,447,790 35% $1,906,727 -28351 -5.670 -$10,634,210 -21,268 the proposed town common. Luggage/leather goods $444,583,778 0.025% $111,146 80% $88,917 178 0.071 $111,146 222 Office Supplies/stationery $444,583,778 0.151% $671,322 80% $537,057 1790 0.090 $671,322 2,238 The retail niche analysis painted a clear picture of what would Specialty foods $3,404,868,939 1.000% $34,048,689 35% $11,917,041 7800 2.786 $24,081,689 96,327 not work on our site. With several large power center retail Specialty Goods $3,404,868,939 0.800% $27,238,952 35% $9,533,633 -87475 -4.374 -$4,163,548 -16,654 developments nearby, VPG was able to quickly eliminate the Sporting goods/outdoors/bikes$3,404,868,939 0.180% $6,128,764 35% $2,145,067 -119149 -5.957 -$35,573,756 -107,150 possibility of focusing on convenience goods, groceries, and Toy/Gifts $3,404,868,939 0.129% $4,392,281 35% $1,537,298 428 0.214 $3,079,781 5,866 several other categories of retail common in suburban markets. Used merchandise $444,583,778 0.126% $560,176 80% $448,140 4481 0.448 $560,176 5,602 Additional retail in the area, such as the Aurora Farms Premium Figure 4W. Retail niche analysis. Outlets, further narrowed down our options for profitable commercial space. However, the analysis did reveal a gap that Based on the retail niche analysis retail is allotted 120,000 square the boardwalk and the old ballroom museum nearby. All of the could be filled with certain specialty and boutique retail stores, feet. The two buildings to the south of the town common are commercial space will be built out by the end of the second phase which not only can be designed in such a way that they lend standalone, single story retail structures, with each housing six of development, serving the needs of new residents and visitors themselves to compact floor plans, but also are extremely reliant shops. The two buildings immediately to the east of these are alike. on frequent foot traffic (New York Times, 2017). Fortunately, that mixed use with retail on the first floor and residential above. These is exactly the type of retail that works in a mixed residential and two each have space for eight shops. (Figure 4X) VPG felt that It was always VPG’s intention to activate the lakefront, but to do commercial context such as our proposal for Geauga Lake. concentrating most of the retail in a single stretch would create a so without turning our backs to the rest of the site; this principle is walkable commercial environment that would complement both reflected in our design of the mixed use buildings with commercial
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Thrive-55- space on the first floor. Rather than placing the main entrances to each retail space on the lakefront side, our design opts to alternate entrances on the east and west sides of these buildings, with wide but shallow single retailers “capping” the north and south tips of each. This creates an exciting environment for shoppers on both sides of the buildings.
Figure 4X. Retail locations on Geauga Lake site.
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Thrive-56- Public Space and Mixed Use Development Public Space Mixed Use Development The main piece of public space in the mixed use section of the Mixed use development draws inspiration from the way downtown plan is the town common, a 3.8 acre parcel in the heart of the site. centers were built in the era before the automobile became the The park space will serve as the secondary focal point, after the primary mode of transportation for a majority of Americans. It is boardwalk, for public access in the area. While the amphitheater one of the principles underlying Smart Growth, a planning strategy is intended to be the primary venue for shows and warm weather focused on economic prosperity, social equity, and environmental events, the common will host its share of activities, including sustainability (Smart Growth America, 2017). The idea of mixing concerts, fairs, and festivals. residential, commercial, and workplace uses into a single space comes from the belief that communities are attractive because of Bordered by the mixed use buildings to the east, retail to the their cohesiveness and their ability to generate an atmosphere of south, and office spaces to the west, the common was intentionally excitement for a lot of different people. designed to mimic the kind of environment found in small town New England town centers, which also serve as the inspiration for A 20-foot wide boardwalk begins at the renovated ballroom and the Western Reserve architectural style favored by Aurora’s mixed moves north hugging Geauga Lake’s shoreline before turning use zoning guidelines (Figure 4Y). While the square’s layout was into a path where the townhomes give way to green space. The designed to meet these guidelines, VPG also recognized the boardwalk is designed to be more than just a thoroughfare, more inherent value of these standards, and planned to incorporate than just a way for people to get around the site (Figure 4Z). both the letter and the spirit of the zoning regulations into the The end goal here is to create a destination; VPG wants people design of public space. to come to Geauga Lake because of the boardwalk and the views it offers across the wetlands and lake. By using low impact Figure 4Y. Mixed use location and detail. Source: VPG In addition to the town common, the mixed use area will also construction practices, we aim to both preserve and improve the include a small walking loop around a small wetland to the west of natural character and quality of the wetlands along the eastern the renovated ballroom which borders Route 43. This is primarily shoreline, resulting in not only cleaner water and soils, but also a intended as a “lunchtime” loop, where employees at either the more economically vibrant lakefront. retail establishments or the office buildings nearby can take part of their lunch break outdoors. While many of these workers are In our plan for the mixed use portion of the site, we try to expected to walk the boardwalk, VPG felt it important to provide accomplish this by keeping the distance from point A to point B an additional, more secluded walking path that might be a little as walkable and pleasant as possible. This goal was important to less crowded around the lunch hour. VPG, given our mission to create an intergenerational regional destination for visitors and residents alike. Our idea here is that The final piece of public space on the western shore of the lake people come to the site with different priorities about what they is the public access beach, a small manmade space designed want out of their experience and come away satisfied and eager to go in near some of the old rollercoaster pylons that dot the to return. The way to do that is to create a sense of place; a flexible northwestern shore of Geauga Lake. In keeping with our goal to and dynamic identity for the site that still retains a core set of provide as much public access to the lake as possible, VPG felt it principles about what it wants to accomplish as both a physical was important to create beaches on both shorelines. This beach and a social place. will have space for several dozen people to comfortably lay out and enjoy the summer sun. Access will be provided from several To that end, it is not just about the size of the boardwalk, the stairways leading down from the raised boardwalk, and there will square footage of the apartments, the retail selection, or even be a small boat launch area for kayakers and canoers to enter and the ease of parking. What it is about is how all these traits, and Figure 4Z. Conceptual boardwalk rendering. Source: VPG exit the water. With the conservation and reforesting of much of many more, mesh together to create that experience, that sense the site area, the runoff issues that have arisen at Geauga Lake of place. are expected to become less and less frequent, making the idea of swimming in the lake more and more appealing as the site is developed.
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Thrive-57- Parking Construction Lot ID Square Feet Number of spaces Price per space Cost Building Foot Print SF Story Total SF Price Per SF Construction Cost Building Type 5 215,623 718.74 $ 4,000.00 $ 2,874,973.33 A 40,000 1 40,000 $ 150.00 $ 6,000,000 Retail 7 64,350 214.50 $ 4,000.00 $ 858,000.00 B 40,000 1 40,000 $ 150.00 $ 6,000,000 Retail 8 24,548 81.83 $ 4,000.00 $ 327,306.67 Subtotal $ 4,060,280.00 C 72,000 3 216,000 $ 280.00 $ 60,480,000 Class A office Structured Parking 187,727 1,877.27 $ 16,000.00 $ 30,036,320.00 D 30,000 3 90,000 $ 170.00 $ 15,300,000 Mixed use Total 492,248 2,892.34 $ 34,096,600.00 E 30,000 3 90,000 $ 170.00 $ 15,300,000 Mixed use F 50,000 3 150,000 $ 170.00 $ 25,500,000 Mixed use Green Parking G 30,000 3 90,000 $ 170.00 $ 15,300,000 Mixed use Lot ID Square Feet Number of spaces Price per space Cost I 24,305 1 24,305 $ 75.00 $ 1,822,875 Museum 5 215,623 718.74 $ 4,800.00 $ 3,449,968.00 Landscape 265,286 265,286 $ 50.00 $ 13,264,300 7 64,350 214.50 $ 4,800.00 $ 1,029,600.00 Fountain $ 800,000 8 24,548 81.83 $ 4,800.00 $ 392,768.00 Total 1,005,591 $ 159,767,175 Total $ 4,872,336.00 Figure 4AB. Construction costs per building. Figure 4AA. Parking construction expenses. Building Building Type Building SF Unit Type Number of Units Unit Size Total Leasable Sq Ft Rent PSF Total Rent A Single Story Retail 40,000 Retail 19 2,000 38,000 $ 25 $ 950,000 Costs B Single Story Retail 40,000 Retail 19 2,000 38,000 $ 25 $ 950,000 Construction and redevelopment costs for the mixed-use C Three Story Office/Retail 216,000 Retail 14 5,000 70,000 $ 25 $ 1,750,000 Office 10 14,000 140,000 $ 22 $ 3,080,000 portion of this site are based on the type of use prescribed to Building C Total $ 4,830,000 each building. Surface parking costs are estimated for both D Three Story Retail/Residential 90,000 Retail 5 5,400 27,000 $ 25 $ 675,000 standard lots and green lots with pervious pavement. Structured Residential 52 1,000 52,000 $ 2 $ 1,092,000 parking is based off a modular parking structure system. Building D Total $ 1,767,000 Annual rent totals are determined using both local comparables E Three Story Retail/Residential 90,000 Retail 5 5,400 27,000 $ 25 $ 675,000 (where available) and anticipated market demand mixed-use Residential 52 1,000 52,000 $ 2 $ 1,092,000 Building E Total $ 1,767,000 developments. (Figures 4AA, 4AB, 4AC and 4AD). F Three Story Retail/Residential 150,000 Retail 9 5,200 46,800 $ 25 $ 1,170,000 Residential 86 1,000 86,000 $ 2 $ 1,806,000 Building F Total $ 2,976,000 G Three Story Retail/Residential 150,000 Retail 9 5,200 46,800 $ 25 $ 1,170,000 Residential 86 1,000 86,000 $ 2 $ 1,806,000 Building G Total $ 2,976,000 Total 776,000 366 709,600 $ 16,216,000 Figure 4AC. Rent detail. Rent Summary (Per Year) Unit Type Rent PSF Total Units Total Rent Retail $ 25 80 $ 7,340,000 Office $ 22 10 $ 3,080,000 Residential $ 2 276 $ 5,796,000 Total 366 $ 16,216,000 Figure 4AD. Rent income summary.
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Thrive-58- Phasing After the predevelopment phase, which we expect to last 18- 24 months we anticipate three construction phases, each lasting 3 years (Figure 4AF).
Phase 1 will consist of half the units in each housing type. The construction of the residential units will be contingent on actual sales. Within the mixed-use phase 1 will include the two single story retail buildings, the renovation of the ballroom, the office building and parking structure (Figure 4AE).
Phase 2 will consist the remainder of the single-family housing units (contingent on sales), the institutional and public buildings and two of the residential/retail buildings in the mixed-use development.
Phase 3 will consist of the last two residential/retail buildings in the mixed-use development.
Figure 4AF. Phasing for entire development
Figure 4AE. Rent income summary.
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG -59- VPG’s Plan and Current Zoning
Outdoor public recreation restriction will need to be addressed to acommo- date the comprehensive trail system.
A 500 foot setback restriction will require variances for the cottage homes that fall within Bainbridge Township
Bainbridge Township: Mixed-Use Planned-Unit Development City of Aurora: Mixed-Use Zoning District
VPG examined the zoning that is in place on the site, both in the zoning requirements. Bainbridge Township’s PUD zoning enforces In addition, the 500-foot setback restriction around the lake will City of Aurora and the Township of Bainbridge. The Bainbridge restrictions against building outdoor public recreation space on the need to be addressed in the development of the cottage homes. side is entirely within a mixed-use Planned-Unit-Development site. This section of the code is problematic in implementing VPG’s Variances may be required. (PUD) while the Aurora side is in a mixed-use zoning district. VPG plan. Section 4.1.207 of the code outlines the specific potential was cognizant of the zoning constraints while developing the plan uses and where they are allowed to be placed. Trails are permitted as to not create additional barriers for a developer to preserve in “general open space”, but they become more restrictive when when championing the plan’s implementation. In addition, VPG going through wetlands, floodways, or on steep slopes. Outdoor understood the value of ensuring that development align with the play courts and pools are the only things that are prohibited needs of ecological sustainability, and thus the plan is in accordance throughout the site, with the possible exception in the floodplain. with each city’s water and wetlands setbacks. VPG’s plan also falls below the residential density maximum restrictions set in Aurora Through VPG’s research, it was learned that township leaders are and Bainbridge. open to granting variances on this zoning restriction so long as the township has little or no liability to a green space’s public use. Not all development recommendations in this report fall within
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Thrive-60- Sources of Outside Financing The Geauga Lake site poses a tremendous amount of oppor- must occur. Several grants and loans exist at both the state and tunity but, like any development, faces the restrictions of costs. federal level for brownfield clean-up and overall environmental Geauga Lake has substantial predevelopment and remediation remediation. The Ohio Brownfield Fund provides loans up to costs that must be addressed prior to any development oc- $500,000 for Phase II Environmental Assessments and up to curring on the site. A complex capital stack is required for the $5,000,000 for environment cleanup (Ohio Development Services Geauga Lake site that utilizes a variety of alternative financing Agency, 2017). At the federal level, there are several Environmental sources for the project to become financially feasible. The poten- Protection Agency loans and grants that the Geauga Lake site tial outside financing sources that the Geauga Lake site would qualifies for. The Revolving Loan Fund Grants provides loans up qualify for range from grants to alternative investor programs. to $1 million per entity for cleanup of brownfields; depending on how the development ownership is structured, the site could Job Creation Financing Sources receive multiple awards. Area Wide Planning grants up to $200,000 The development of the Geauga Lake site under the proposed per proposal are awarded for an area wide plan that focuses on plan will inevitably result in job creation. There are two financing environmental cleanup. Cleanup Grants provide up to $200,000 sources that are tied to job creation that the Geauga Lake in funding for environmental remediation per site. Brownfield development site qualifies for. Tax Incremental Financing (TIF) Assessment Grants provide up to $200,000 per entity, or up to is a common public finance method that is typically used for $1 million per coalition per site for environmental assessment infrastructure, development and other public projects. TIFs (United States Environmental Protection Agency, 2017). However, essentially work by municipalities diverting the future increased given the current political climate in the United States and property tax revenue from a defined area or district to finance the the overwhelming budget cuts to the EPA, the future of these development costs. TIFs can only be utilized for financing projects programs are also unknown. that create permanent jobs. For the Geauga Lake site, a TIF could be used for the office, retail and institutional components of the The Portage Development Board receives financing through the development. One of the challenges for using TIF on the Geauga Development Finance Authority of Summit County for economic Lake site is the two separate municipalities that the site is located development projects. The first funding program we identified within. This poses a challenge for the development since two as one that could apply to this site is the Fixed Rate Financing separate TIFs would need to be negotiated. Program. This is a bond fund that provides long term fixed rate financing for qualified industrial, commercial and public projects The Immigrant Investor Program (EB-5) is another financing source from $1 to $6 million. that is tied to job creation. The Immigrant Investor Program allows foreigners that invest a minimum of $500,000 in a United States The second funding option identified was conduit financing for job creating project to obtain green cards for themselves and qualified uses of housing, community centers, historic preservation, their immediate family members. EB-5 financing has become a and arts and culture which this site includes. Conduit financing is very popular program and a preferred financing source for real an arrangement involving a government agency and non-profit estate developers, as investors are willing to accept a much lower organization that provides fixed income securities for large capital rate of return on investment since obtaining their green card projects. status is the main objective of the program. Another benefit of EB-5 financing is that construction jobs count as job creation; The third and final funding option is lease financing assistance therefore, all components of the Geauga Lake site would be able which would involve attracting new tenants to the site once it to be financed through the EB-5 program (U.S. Citizenship and is ready. This program provides potential tenants with lease Immigration Services, 2017). However, given the current political incentives for build out cost and overall tax deductions. climate in the United States, the future of the EB-5 Immigrant Investor Program is unknown.
Environmental Remediation Financing Sources Prior to any type of development taking place on the Geauga Lake site, a tremendous amount of environmental remediation
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG -61- Bainbridge Township City of Aurora
Caveats and Limitations Finding a JEDD that Works Joint Economic Development District
One of the unique challenges of the Geauga Lake site is its division while facilitating growth and development. A JEDD is governed income taxes levied. Therefore, locating a JEDD within a township’s between multiple local government jurisdictions. The 650-acre site by a five-member board that includes a representative from the boundaries allows cities or villages to collect a portion of the incomes crosses county lines, Ohio Department of Transportation districts, township and municipal government, as well as business owners, taxes allocated to them through the revenue sharing tax collection. Metropolitan Planning Organizations, soil and water conservation employees and a chairperson nominated by the other members. JEDDs are intended to benefit townships by permitting them to districts and different transit authorities. Most importantly, the This board is responsible for structuring an income tax within the lawfully collect income tax revenue to spur economic development site crosses a township-city border. As expressed in stakeholder JEDD. The revenue of that tax pays for the added services inside the through incentives without the added burden of providing services interviews, there will need to be a JEDD in place to comprehensively district and the remainder is shared between the township and city that a city or village has the capacity to provide. develop the site. at an allocated rate that is justified by services rendered between each party. These contracts are typically tied to the life of utilities; Bainbridge Township Current JEDDs therefore, lasts between 75 to 100 years but typically are for 50 After VPG scanned across Ohio for precedence in modeling JEDDs, years and can be renewed for another 50 years per agreement of the team dived into literature of JEDDs associated to the Geauga Agreement both parties (Schrader, 2016). Lake area: those associated with Bainbridge Township. The local between government has pursued JEDDs twice before—once successful Township Current Ohio JEDDs and once not. The first was between Bainbridge and Solon and an and City In order to gain a better understanding of different forms of JEDD structures throughout Ohio, VPG examined 30 JEDDs with varying tax percentages levied and tax revenue sharing allocations (Figure Income tax is Regional 6A). VPG reached out to the Ohio Development Services Agency shared and approach to regarding records or information the department holds on JEDDs pays for Economic used statewide. What was returned to VPG was a spreadsheet of 70 services Development JEDDs that were self-reported by local governments to the agency. It is strongly believed that figure undercounts the real number of JEDDs established across the state as many JEDDs found in VPGs research did not appear on the list.
Data from the Regional Income Tax Agency (RITA) also provided a list on their website of the JEDDs they service and the income tax Governed by Board percentage within that JEDD. In order to gather complete data a five imposes on these 30 JEDDs, VPG reached out to several township, city and member income tax village governments and inquired directly to fully understand each board unique JEDD structure (Figure 6B).
VPG’s observed a plurality of the JEDDs split their income tax What is a JEDD? equally between the township and city/village partners. Any A JEDD is a regional economic development agreement between variations from this even split was due to a unique nature of one or more township(s) and one or more municipality(s) that permits services provided by either party that needed just compensation. Figure 6A. JEDDs researched by VPG. Source: VPG a sharing of benefits and responsibilities of development. It was Additionally, the income tax levied within JEDDs ranged from about made part of Ohio law in 1993 by the Ohio General Assembly after 0.5%-2.5%. Most commonly, this percentage is an exact reflection first being used by the City of Akron in Summit County (O’Brien et. of the income tax of the city or village that was part of the JEDD agreement was successfully formed in Feb. 6, 2006. This JEDD still al., 2008). Before, a municipality would annex the land of a township agreement. functions today and is associated with a shopping center along prior to development. The concept of a JEDD was introduced to State Route 43, ‘Shops at Marketplace.’ allow a city or village to provide services, such as utilities, fire Lastly, our research showed that JEDDs were always located within prevention and police protection, within township borders without a township and not in areas that included both a township and city The second, and unsuccessful attempt at a JEDD formation, was the need to annex the land. Essentially, a JEDD is a regional approach or village proper. Cities and villages do not need to include land between Bainbridge and Aurora to cater another shopping center to economic development where communities help one another within their jurisdictions in a JEDD as they already receive all the directly southeast of Shops at Marketplace, called Marketplace at
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG JEDDs-63- Revenue Sharing Percentage Is JEDD within City Four Corners. The parties signed a Memorandum of Understanding, which set out the Name of Existing JEDD Location of JEDD Tax Rate (Township/City) boundaries? (YES/NO) terms of an agreement but was not the actual agreement (Lesko, 2013). VPG carefully Concord Township-Painesville City JEDD Concord Township 2% 75%/25% NO reviewed this Memorandum of Understanding and found that Aurora agreed to pay for Middletown get 5% of gross then net is the construction and maintenance of sewer lines leading into the shopping center. Aurora Liberty Township-Middletown City-Mason split:(Liberty-83%/Middletown-2%/Mason- would also handle billing and collections associated with the services. Many of the anchor City JEDD Liberty Township 1.50% 15%) NO West Chester Township-Springdale City- West Chester tenants signed on to be a part of this JEDD (Lesko, 2013); unfortunately, the parties did Fairfield City JEDD Township 1% 90%/10% NO not agree over the terms of the JEDD. The shopping center has continued to expand and 1% income, attract tenants despite no income tax being collected from any of the employees. 1% net Columbia Township-Fairfax City JEDD Columbia Township profit 90%/10% NO Montville Township-Medina City JEDD Montville Township 1.25% 50%/50% NO Clinton Township- Grandview Heights City JEDD Clinton Township 2% 10%/90% NO Miami Township- Dayton City JEDD Miami Township 1.75% 50%/50% NO Miami Township - Dayton City (Mall) JEDD Miami Township 2.25% 70%/30% NO Miami-57%/Miamisburg- Austin Center JEDD Miami Township 2.25 22%/Streetsboro-20.5% NO Moclova Township/Swanlon Township/Springfield Moclova-20%/Swanlon-20%/Springfield- Toledo Express Airport JEDD Township 1.50% 20%/Toledo-40% NO Troy Township-Toledo City JEDD Troy Township 2.25% 60%/40% NO Perrysburg Township- Toledo City JEDD Perrysburg Township 2.25% 60%/40% NO Harrison Township-Ashville City-Columbus Harrison-15%/Columbus-70%/Ashville- City JEDD Harrison Township 2% 15% NO Indian Springs-Hamilton City JEDD Fairfield Township 2% 50%/50% NO Bainbridge Township-Solon City JEDD Bainbridge Township 2% 50%/50% NO Twinsburg Township-Village of Reminderville JEDD Twinsburg Township 1.50% 70%/30% NO Northfield Center Township-Macedonia Northfield Center City JEDD Township 2.25% 50%/50% NO Rush Township-Uhrichsville JEDD Rush Township 1.75% 75%/25% NO
Boston Township-Cuyahoga Falls City JEDD Boston Township 2% 40%/60% NO
Olmsted Township-Olmsted Falls City JEDD Olmsted Township 1.50% 50%/50% NO escalating tax: .5% to 2% over ten years; currently 45%/55% (10% maintenance Brimfield Township-Kent City JEDD Brimfield Township 1.25% improvement fun) NO Scioto Township-Grove City-Village of Scioto-88%/Grove City-10%/Commercial Commercial Point JEDD Scioto Township 2% Point-2% NO Franklin Township-Kent City JEDD Franklin Township 2% 50%/50% NO Butler Township-Dayton City JEDD Butler Township 1.75% 50%/50% NO Toledo keeps $200,000 in tax revenue…additional funds collected split Perrysburg Township-Toledo City JEDD Perrysburg Township 2.25% 50%/50% NO Income tax goes to Village, property tax Perry Township-Navarre City JEDD Perry Township 1.50% goes to Township NO Springfield Township-Mount Healthy City JEDZ Springfield Township 1.50% 75%/25% NO Perry Township-Perry Village-North Perry Perry Twp-60%/Perry Village-20%/North Village JEDD Perry Township 1% Perry Village-20% NO Woodville Woodville Township-Harris Township- Township/Harris Elmore City JEDD Township 1.75% Split evenly 3 ways. NO 15% to JEDD; 85% split 60% Township Figure 6B. Table of JEDDs investigated. Clay Township-Clayton City JEDD Clayton Township 1.50% and 40% city NO
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG JEDDs-64- Impact of another Failed JEDD the JEDD’s path has not been a disagreement over the VPG observed in reviewing news literature that community leaders vision of redevelopment, but whether each respective believe that a JEDD is critical to revitalizing the Geauga Lake site. local government is getting its fair share of the tax Following the research, VPG shares that same belief. A JEDD is a revenue. Both communities disagree on the district’s way for two communities to engage in a critical process that helps boundaries. Bainbridge township officials believe the create value on a challenged site. Geauga Lake is a challenged site JEDD should collect income tax on the township and in that half of it lacks sewer and water services. If another JEDD city side, sharing revenue of wherever development agreement fails, this site risks becoming outparceled and, under happens on the site. (Demirjian, April 2017) Aurora such conditions, poorly developed. Under these circumstances, the officials argue that a JEDD is not needed on their site could lose value creation derived from a careful, comprehensive side because the city can provide the resources for plan. Such value creation can form a foundation for the two economic development by themselves. communities to work together to ensure the site can thrive long term. VPG set out to survey patterns found in active JEDDs in order to determine successful precedents. One of the VPG Recommendations biggest findings was that JEDDs vary a lot in terms and Bainbridge Township and Aurora officials have said forming a JEDD is structures. Nevertheless, patterns emerged among needed to get Geauga Lake redeveloped. Bainbridge Township has these JEDDs surveyed. The most persuasive pattern the option of entering a JEDD with another municipality like South for VPG’s case was that all of the JEDDs surveyed were Russell, Reminderville or Solon, but Aurora is the most sensible contained within township borders and did not cross option as it provided water and sewer pipes on the site dating back into the city or village. This applied even in cases where to SeaWorld and Wildwater Kingdom. Although such ideas have the city or village had no role in providing utilities or been suggested, another municipality would need to spend far service other than legally allowing income tax to be more public funds to expand service to the area. (Demirjian, 2017) collected on a business inside township borders. This concept is applied to the Geauga Lake site and its Figure 6D. Cost benefit structure for possible JEDD. It is clear that leaders on both sides share the same vision of proposed land uses on the site (Figure 6C). turning the former amusement park land into a special and lively Township, Lake County is unique among other Ohio JEDDs because destination with the lake as a focal attribute. What has been slowing This lack of precedence of JEDDs crossing township-city proper it can provide economic development incentives to businesses. lines illustrates that negotiating fair revenue sharing in a JEDD Their incentives include reduced water and electric utility costs. agreement shouldn’t be placed on the JEDD’s physical boundaries, Electricity can be provided through the City of Painesville’s electric but the actual income tax split between the two communities. power utility at a discount compared to other providers in the area. City of Painesville water utility discounts are also available. An example of what a cost-benefit structure may look like is Although the Concord-Painesville JEDD can provide these utilities provided (Figure 6D). VPG applied the income tax rate that Aurora at a reduced cost, there is additional burdens placed upon charges within its own city proper and applied it to the JEDD. Painesville as they only receive 25% of the JEDD revenue, while Concord Township receives 75%. Painesville’s JEDD revenue cut VPG is not making a recommendation on how the JEDD’s income of 25% limits the amount of work they can do in terms of putting tax should be split, but a JEDD structured with an even split could in new utility lines for new businesses to access. As the Concord- pave the way for a successful JEDD. This is particularly true because Painesville JEDD contract does not specify a schedule or time line Aurora is taking an active role as a steward of utilities on the land. for the placement of new utility lines, Concord Township is put in a However, Bainbridge Township does have plenty of responsibilities, waiting position for Painesville to collect enough JEDD revenue to such as providing police and fire services. deliver utility services agreed upon. (Concord-Painesville JEDD, n.d.)
It is in the best interest of township officials, city officials and It is important to note these tax disbursements are often a developers to strike a balanced tax revenue disbursement that secondary function to a JEDD. The district’s main objective is to allows local governments on both ends of the agreement to add establish a system so the construction of new roads, landscaping capacity of service at the rate of new development, as to not and public services are being paid for by the residents, visitors, slow down momentum. The Concord-Painesville JEDD in Concord employees and businesses of the district. The system should also Figure 6C. Possible JEDD structure.
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Thrive-65- include helping a green space steward pay for the construction and upkeep of public Bainbridge/JEDD Aurora Total Acres amenities like trails. Very little precedent was found in JEDD structures that included a park district as stakeholder or income tax recipient, but VPG encourages the two Proposed Use Acreage(1) Share(1) Acreage(2) Share(2) Total local governments to explore this option as a possibility. Additionally, whomever is Mixed Use 51.2 93.5% 3.6 6.5% 54.8 designated as a greenspace steward or parks programmer, VPG recommends a similar Institutional 3.3 4.4% 70.8 95.6% 74.0 relationship happens within the city of Aurora. Geauga Lake’s greenspace is split two- thirds on the Bainbridge side and one-third on the Aurora side (Figure 6E). Cottage Homes 11.2 33.1% 22.7 66.9% 34.0 Single Family 0.0 0.0% 98.1 100.0% 98.1 VPG not only recommends that both local governments continue to faithfully negotiate Retail 12.0 45.6% 14.4 54.4% 26.4 an equitable agreement of a JEDD, but to focus the discussion on precedent versus Amphitheatre 17.8 100.0% 0.0 0.0% 17.8 ideal desires. In VPG’s literature review and source discussion on the negotiations of a JEDD, little has been observed or heard on what each side would like to see Greenspace 206.2 63.9% 116.6 36.1% 322.8 the JEDD be modeled after. Modeling JEDDs include nearly 25 years of precedence, Solar 8.1 100.0% 0.0 0.0% 8.1 and 100 or more examples statewide. Some of the cases pulled out in this report Grand Total 309.9 326.1 636.0 may be helpful, but VPG encourages both sides to find a working model they favor Figure 6E. Proposed land-use split between local governments and examine whether the conditions and circumstances apply to the proposed JEDD under negotiations. We are confident that further examination of JEDD models can advance discussion and scope of these fairness talks into common ground and spring forth a winning solution for both governments as Geauga Lake approaches the next 100 years.
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG Thrive-66- GEAUGA LAKE: The next 100 years
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG -67- Appendix 1 What are your feeli are What 3.
class The Cleveland University State Master of Urban Planning & Development capstone This This survey will take region. amusement parks and serve localthe communities wellas as the Greater Cleveland Geauga Lake. purposeThe of the study is to identify ways to reuse the former ❏ (216) contact the CSU Institutional ❏ may withdrawany at time. that of daily living. There are no direct benefits to you associated with this study. You survey is voluntary and anonymous. The risk of participating should not be greater than
I am at least 18 years age.of I understand that if I have any questions about my rights as a research subject canI 2. 1.
is working with Cedar Fair LP., 687- Retail spend more time on the Geauga Lake Site? Lake Geauga the on time more spend 5 entertai top What How often do you come youcome often do How A Center Housing Parks/Trails/Greenspace Campus Educational/Medical/Business Office Retail
Weekly Miniature Golfing Miniature Performing Concerts Center Fitness Theatre Movie Bowling Daily Monthly month a once Fewer than 5265.
– –
Shopping Restaurant
for Live for
approximately Arts
Support Support Support Support Support Support Support
-
Work n
nment and/or recreational activities would encourage you to to you encourage would activities recreational and/or nment
g
s about the following uses on the Geauga Lake site? Lake uses Geauga the on following the about Review Board at (216) 687
- Shop here to shop? to here
5 minutes to complete. Your participation in this - Play
to to conduct a master plan on the land in and around
Paddle Boating Paddle Watching Bird Swimming Biking Fishing Camping
Indifferent Indifferent Indifferent Indifferent Indifferent Indifferent Indifferent Indifferent
- 3630 or 3630
Dr. Wendy Kellogg at
Other: Hiking Ice ParkSplash
Survey Instruments - Skating Patron Survey
Oppose Oppose Oppose Oppose Oppose Oppose Oppose
10. 7. 9. 8. 6. Do you own orrent? you6. own Do 4. 3. 11. 12.
Wh Your age? Your If
In which zip code do youreside? do code zip In which neighborhood? specific ina residence a rent you or buy to attract 4 amenities top What
18? size isthe What In which community do you work? you community do In which What is your approximate annual household income? household annual yourapproximate is What you were to move you to were
Under 30,000 $30,001 $65,001 - $100,001 + $150,000 18 ______Other: Townhouse Condominium Apartment Two House Family Single ______Other: Townhouse Condominium Apartment Two House Family Single Own ______Other: Access to waterfront to Access A Park A parking Enclosed/covered Sidewalks dining and to shopping walk 10 minute ich
Backyard –
type of housing do you currently live in? you live currently do housing type of - -
Family House Family House Family 25
- -
$65,000 $100,000
Public Transportation Public
$150,000
of your household, and how many are children below the age of age of the below children are many how and your household, of
26-
in the next five years, wh five next in the
______35
36- Rent
45
ich
46- type of housing would you would housing of type 55
Over 55 Over 55 Patron Survey
prefe r?
Residential Survey Residential Survey
3. What top 4 amenities attract you to buy or rent a residence in a specific neighborhood? 10 minute walk to shopping and dining [Consultant Logo] Sidewalks Enclosed/covered parking The Cleveland State University Master of Urban Planning & Development capstone A Backyard class is working with Cedar Fair LP. to conduct a master plan on the land in and around A Park Geauga Lake. The purpose of the study is to identify ways to reuse the former Access to waterfront amusement parks and serve the local communities as well as the Greater Cleveland Access to Public Transportation region. Other: ______
This survey will take approximately 5 minutes to complete. Your participation in this survey is voluntary and anonymous. The risk of participating should not be greater than 4. In which zip code do you reside? that of daily living. There are no direct benefits to you associated with this study. You may withdraw at any time. 6. Do you own or rent? Own Rent ❏ I understand that if I have any questions about my rights as a research subject or this class, I can contact the CSU Institutional Review Board at (216) 687-3630 or Dr. Wendy 7. Which type of housing do you currently live in? Kellogg at (216) 687-5265 or at [email protected]. Single Family House Two-Family House Apartment ❏ I am at least 18 years of age. Townhouse
Condominium 1. How often do you shop in the area around Geauga Lake (see attached map)? Other: ______Fewer than once a month Monthly Weekly 8. If you were to move in the next five years, which type of housing would you Daily consider? Single Family House 2. What top 5 entertainment and/or recreational activities would encourage you to Two-Family House spend more time on the Geauga Lake Site? Apartment Bowling Camping Splash Park Townhouse Movie Theatre Fishing Ice-Skating Fitness Center Biking Hiking Condominium Concerts Swimming Other: Other: ______Performing Arts Bird Watching Miniature Golfing Paddle Boating 9. Your age? 18 – 25 26-35 36-45 46-55 Over 55
3. What are your feelings about the following uses on the Geauga Lake site? Retail – Shopping 10. What is the size of your household, and how many are children below the age of Support Indifferent Oppose 18? Retail – Restaurant Support Indifferent Oppose 11. In which community do you work? Office Support Indifferent Oppose 12. What is your approximate annual household income? Educational/Medical/Business Campus Support Indifferent Oppose Parks - Trails – Greenspace $150,000 + Support Indifferent Oppose $100,001 - $150,000 Housing $65,001 - $100,000 Support Indifferent Oppose $30,001 - $65,000 A Center for Live-Work-Shop- Play Under 30,000 Support Indifferent Oppose Staff Id #: ______Stakeholder #: ______
GEAUGA LAKE MASTER PLAN-COMMUNITY STAKEHOLDER INTERVIEW
Give a brief overview of the project to your Stakeholder
The Cleveland State University Master of Urban Planning Development capstone class has been engaged by Cedar Fair to conduct a study of the Geauga Lake Site and to create a comprehensive master plan for the area, which is predominantly focused on the nearly 650 acres of lake and land currently owned by Cedar Fair LLP.
Our team is assembling the plan in four phases: research, surveys and interviews, planning, and presentation. In the surveys and interviews phase, we are gathering input from key stakeholders, patrons/visitors of local businesses, and residents. Your input will give us insight into the future of the site.
❏ I understand that if I have any questions about my rights as a research subject or this class, I can contact the CSU Institutional Review Board at (216) 687-3630 or Dr. Wendy Kellogg at (216) 687-5265 or at [email protected].
I. General Background Research It is the Interviewer’s responsibility to do research ahead of time on: 1. The primary mission or focus of the organization (institution, group, etc). 2. The scope of work the organization engages in: local, national, international. 3. The type of activities the organization is involved in. 4. The job role and responsibilities of the interviewee. Feel free to get these answers during the interview if unable to attain this information through independent research ahead of time.
II. Specific Interview Questions
Introduction 1. What memory or feeling from Geauga Lake would you want captured in a new development, if any?
Wanted and Unwanted Uses 2. What type of new housing would best suit this area? 3. What percent would you like to be publicly accessible and how much would you like to see returned to a natural state? 4. What new development is not well suited for this area?
Staff Id #: ______Stakeholder #: ______
GEAUGA LAKE MASTER PLAN- DEVELOPER STAKEHOLDER INTERVIEW
Give a brief overview of the project to your Stakeholder
The Cleveland State University Master of Urban Planning Development capstone class has been engaged by Cedar Fair to conduct a study of the Geauga Lake Site and to create a comprehensive master plan for the area, which is predominantly focused on the nearly 650 acres of lake and land currently owned by Cedar Fair LLP.
Our team is assembling the plan in 4 phases: research, surveys and interviews, planning, and presentation. In the surveys and interviews phase, we are gathering input from key stakeholders, patrons/visitors of local businesses, and residents. Your input will give us insight into the future of the site.
❏ I understand that if I have any questions about my rights as a research subject or this class, I can contact the CSU Institutional Review Board at (216) 687-3630 or Dr. Wendy Kellogg at (216) 687-5265 or at [email protected].
I. General Background Research It is the Interviewer’s responsibility to do research ahead of time on: 1. The primary mission or focus of the organization (institution, group, etc). 2. The scope of work the organization engages in: local, national, international. 3. The type of activities the organization is involved in. 4. The job role and responsibilities of the interviewee. Feel free to get these answers during the interview if unable to attain this information through independent research ahead of time.
II. Specific Interview Questions
Introduction 1. What memory or feeling from Geauga Lake would you want captured in a new development, if any?
Wanted and Unwanted Uses 2. What percentage of the site can afford to be public space? 3. How would you maximize the development potential of the Geauga Lake site, using the lake as the central focus? 4. Are you familiar with this site? How much of Geauga Lake’s current infrastructure can be adaptively reused?
Staff Id #: ______Stakeholder #: ______
GEAUGA LAKE MASTER PLAN-ENVIRONMENTAL STAKEHOLDER INTERVIEW
Give a brief overview of the project to your Stakeholder
The Cleveland State University Master of Urban Planning Development capstone class has been engaged by Cedar Fair to conduct a study of the Geauga Lake Site and to create a comprehensive master plan for the area, which is predominantly focused on the nearly 650 acres of lake and land currently owned by Cedar Fair LLP.
Our team is assembling the plan in 4 phases: research, surveys and interviews, planning, and presentation. In the surveys and interviews phase, we are gathering input from key stakeholders, patrons/visitors of local businesses, and residents. Your input will give us insight into the future of the site.
❏ I understand that if I have any questions about my rights as a research subject or this class, I can contact the CSU Institutional Review Board at (216) 687-3630 or Dr. Wendy Kellogg at (216) 687-5265 or at [email protected].
I. General Background Research It is the Interviewer’s responsibility to do research ahead of time on: 1. The primary mission or focus of the organization (institution, group, etc). 2. The scope of work the organization engages in: local, national, international. 3. The type of activities the organization is involved in. 4. The job role and responsibilities of the interviewee. Feel free to get these answers during the interview if unable to attain this information through independent research ahead of time.
II. Specific Interview Questions
Introduction 1. What memory or feeling from Geauga Lake would you want captured in a new development, if any?
Wanted and Unwanted Uses 2. What type of new housing would best suit this area? 3. What new development is not well suited for this area? 4. What percent would you like to be publicly accessible and how much would you like to see returned to a natural state?
Environment Specific 5. What are your biggest environmental concerns in regards to developing this site? Survey Results
Patron Frequency Geauga Lake Site Uses Number of Times Frequency Percentages Uses Oppose Percentages Indifferent Percentages Support Percentages Retail - Shopping 98 21% 53 17% 22 3% 1 Weekly 135 55% Retail - Restaurant 46 10% 34 11% 163 21% Monthly 56 23% Office 80 17% 87 27% 71 9% Fewer Than Once A Month 27 11% Educational/Medical/Business Campus 50 11% 63 20% 122 16% Daily 19 8% Parks/Trails/Greenspace 20 4% 15 5% 204 27% Housing 111 24% 15 5% 62 8% Non Respondents 8 3% A Center for Work-Live-Play-Shop 66 14% 51 16% 119 16% Total 245 Total 471 318 763
Recreational Activities 3 Neighborhood Amenities Activities Frequency Percentages Amenities Frequency Percentage 2 Concerts 117 11% 10 Minute Walk to Shopping & Dining 90 13% Performing Arts 100 10% Sidewalks 115 16% Biking 98 9% Enclosed/Covered Parking 161 23% Hiking 96 9% A Backyard 157 22% Movie Theatre 79 8% Access to Waterfront 90 13%
Appendix 2 Appendix Swimming 62 6% Access to Public Transportation 41 6% Paddle Boating 62 6% Other 59 8% Miniature Golf 60 6% 4 Total 713 Fishing 57 5% Splash Park 57 5% Fitness Center 55 5% Bowling 44 4% Bird Watching 42 4% Camping 39 4% Ice-Skating 37 4% Other 34 3% Total 1,039
73 Zipcode of Residence Current Housing Type Type Frequency Percentage 5 Zip Code Frequency Percent Corresponding Community(s) 7 Single Family 197 80% 44202 99 40% Aurora Two Family 4 2% 44023 63 26% Auburn and Bainbridge townships Apartment 8 3% 44022 20 8% Chagrin Falls, Moreland Hills, Orange Condominium 34 14% 44087 15 6% Twinsburg, Reminderville Townhouse 1 0% 44234 9 4% Hiram Other 1 0% 44139 8 3% Glenwillow/Solon Total 245 44065 5 2% Randolph 44255 4 2% Streetsboro, Mantua 44241 3 1% Streetsboro Housing Type if Moving in 5 Years 44026 2 1% Chester Township Type Frequency Percentage Lyndhurst, Mayfield Heights, Pepper 8 Single Family 158 64% 44124 2 1% Pike Two Family 0 0% 44240 2 1% Kent, Brimfield Apartment 14 6% 44021 1 0% Burton, Parkman Condominium 62 25% 44034 1 0% Not Valid Townhouse 6 2% 44039 1 0% North Ridgeville Other 5 2% 44062 1 0% Middlefield Total 245 44067 1 0% Northfield, Sagamore Hills 44072 1 0% Novelty, Russell Township 44080 1 0% Parkman Age of Respondent 44223 1 0% Akron, Cuyahoga Falls Age Frequency Percentage 44236 1 0% Hudson, Boston Heights 9 18-25 5 2% 44272 1 0% Rootstown Township 26-35 31 13% Non Repondents 3 1% 36-45 30 12% 46-55 58 24% Total 245 Over 55 120 49% Non Respondents 1 0% Total 245 Home Ownership Status Status Frequency Percent 6 Rent 228 93% Own 17 7% Total 245
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG -74- Employment Location Work site Frequency Percent Akron 1 0% Auburn 1 0% 11 Bay Village 1 0% Brecksville 1 0% Household Size and Dependent Children Champion 1 0% Downtown Cleveland 1 0% HH size Children Frequency Percent East Cleveland 1 0% Euclid 1 0% 10 Household of 1 28 11% Garfield Heights 1 0% Garrettsville 1 0% 0 27 11% Gates Mills 1 0% 2 1 0% Highland Heights 1 0% Highland Hills 1 0% Household of 2 104 42% Hiram 1 0% Kenston 1 0% 0 100 41% Lyndhurst 1 0% 1 3 1% Macedonia 1 0% Mayfield Heights 1 0% 4 1 0% Moreland Hills 1 0% North Olmsted 1 0% Household of 3 40 16% Northern Ohio 1 0% 0 22 9% Northfield 1 0% Novelty 1 0% Annual HH Income 1 16 7% Oakwood 1 0% Painesville 1 0% Income Frequency Percent 2 2 1% Parma 1 0% Pittsburgh 1 0% 12 Under $30,000 15 6% Household of 4 45 18% Ravenna 1 0% $30,001 -$65,000 33 13% 0 11 4% Shaker Heights 1 0% Strongsville 1 0% $65,001-$100,000 56 23% 1 8 3% University Circle 1 0% Warrensville Heights 1 0% $100,001-$150,000 64 26% 2 26 11% Westlake 1 0% $150,000+ 43 18% Household of 5 12 5% Willoughby 1 0% Bedford 2 1% Non-Respondents 34 14% 1 1 0% Chardon 2 1% Chesterland 2 1% Total 245 2 4 2% Cuyahoga Falls 2 1% 3 6 2% Independence 2 1% Kent 2 1% 4 1 0% Portage County 2 1% Reminderville 2 1% Household of 6 2 1% South Euclid 2 1% Streetsboro 2 1% 4 2 1% University Heights 2 1% Household of 7 1 0% Bedford Heights 3 1% Geauga County 3 1% 2 1 0% Hudson 3 1% Newbury 3 1% Household of 8 1 0% Northeast Ohio 3 1% 5 1 0% Twinsburg 5 2% Beachwood 8 3% Non Respondents 12 Chagrin Falls 10 4% N/A 13 5% Total 245 Bainbridge 17 7% Cleveland 19 8% Solon 21 9% Aurora 25 10% Retired 40 16% Non Respondents 16 7% Total 245
Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG -75- Square Square Anchor Distance Square Trade Area Anchor Distance Square Trade Area Address Footage Address Footage Supermarket (miles) Footage Boundary Supermarket (miles) Footage Boundary Source Source
7235 Market Walmart Pl Dr, Aurora, Corporate.wa Cleveland.c Supercenter OH 44202 182,000 lmart.com Futue Meijer 200,000 om 905 Singletary Dr, 34310 Aurora Walmart Streetsboro, Corporate.wal Road, Solon, Supercenter OH 44241 6.89 182,000 mart.com 3.45 Giant Eagle OH 44139 4.08 70,000 Google Earth 2.56 8160 Macedonia Commons Blvd, 10049 Darrow Walmart Macedonia, Corporate.wal Heinen's Grocery Rd, Twinsburg, Supercenter OH 44056 7.28 182,000 mart.com 3.64 Store OH 44087 3.44 46,500 Google Earth 2.32 Appendix 3 Appendix
6594 Mayfield 4 Appendix 115 N Rd, Mayfield Chillicothe Heights, OH Corporate.wal Heinen's Grocery Road, Aurora, Walmart 44124 12.00 106,000 mart.com 6.81 Store OH 44202 2.36 48,000 Google Earth 1.58 15050 8515 Springdale Tanglewood Ave, Square, Walmart Middlefield, Corporate.wal Chagrin Falls, Supercenter OH 44062 17.50 182,000 mart.com 8.75 Giant Eagle OH 44023 3.38 113,000 Google Earth 1.93
76 Sum of % Retail Rentable Niche Occupied Building Area Space in SF Animal Clinic/Hospital/Shelter 38,969 0.71% Appliance Repair 8,610 0.16% Appliance Sales 9,088 0.16% Auto parts/Auto Repair 151,431 2.74% Auto Rental 3,519 0.06% Auto Sales 127,644 2.31% Bank 337,872 6.12% Barber/Salon 95,776 1.74% Beauty 53,847 0.98% Books/Music 14,500 0.26% Boutique 12,282 0.22% Bowling/Roller Rink 50,601 0.92% Catering/Food Service 8,122 0.15% Child Care/Early Learning Center 77,002 1.40% Cinema 83,575 1.51% Cleaners/Laundromat 54,078 0.98% Clothings/Shoes 336,292 6.10% Communications/Electronics 23,073 0.42% Community Services 1,754 0.03% Convenience Store 32,070 0.58% Crafting/Art 36,000 0.65% Dental Service 7,715 0.14% Design service 7,977 0.14% Drug Store 101,975 1.85% Educational Service 9,000 0.16% Financial Services 64,017 1.16% Fitness 205,409 3.72% Full Service Restaurant 443,812 8.04% Funeral Home 38,982 0.71% Gallery 32,592 0.59% Garden/Supply Shop 121,861 2.21% Sum of Sum of % Retail Gas Station 36,449 %0.66% Retail Rentable Rentable Niche Occupied General Merchandise/BigNiche Box 631,016 Occupied11.44% Building Area Grocery Store Building630,201 Area 11.42% Space Space in SF Hardware store 253,739in SF 4.60% Animal Clinic/Hospital/Shelter 38,969 0.71% AnimalHealth/Nutrition Clinic/Hospital/Shelter 38,9698,158 0.71%0.15% Appliance Repair 8,610 0.16% ApplianceHome Furnishings/Home Repair Goods 86,9098,610 0.16%1.58% Appliance Sales 9,088 0.16% ApplianceHome Improvement Sales 9,0882,647 0.16%0.05% Auto parts/Auto Repair 151,431 2.74% AutoHotel/Motel parts/Auto Repair 151,43111,554 2.74%0.21% Auto Rental 3,519 0.06% AutoJewlery Rental 32,1643,519 0.06%0.58% Auto Sales 127,644 2.31% AutoLandscaping Sales 127,64413,142 2.31%0.24% Bank 337,872 6.12% BankLegal Services 337,8724,500 6.12%0.08% Barber/Salon 95,776 1.74% Barber/SalonLimited Service Restaurant 396,94195,776 1.74%7.19% Beauty 53,847 0.98% BeautyMattress Store 53,8472,504 0.98%0.05% Books/Music 14,500 0.26% Books/MusicMedical Services 14,50011,488 0.26%0.21% Boutique 12,282 0.22% BoutiqueNight Club/Performance Venue 12,2821,641 0.22%0.03% Bowling/Roller Rink 50,601 0.92% Bowling/RollerOffice Supplies Rink 50,60125,021 0.92%0.45% Catering/Food Service 8,122 0.15% Catering/Food Service 8,122 0.15% Child Care/Early Learning Center 77,002 1.40% ChildOther Care/Early Services: Learning Center 77,00230,340 1.40%0.55% Cinema 83,575 1.51% CinemaArts/Dance/Entertainment/Martial Arts 83,575 1.51% Cleaners/Laundromat 54,078 0.98% Cleaners/LaundromatOther Services: Music 54,0781,000 0.98%0.02% Clothings/Shoes 336,292 6.10% Clothings/ShoesOutdoor Supply 336,29258,632 6.10%1.06% Pet Care 104,225 1.89%
Appendix 5 Appendix Communications/Electronics 23,073 0.42% Communications/Electronics 23,073 0.42% Community Services 1,754 0.03% CommunityPhotography/Framing Services 22,2281,754 0.03%0.40% Convenience Store 32,070 0.58% ConveniencePR Service Store 32,0702,500 0.58%0.05% Crafting/Art 36,000 0.65% Crafting/ArtPrinting Services 36,0003,650 0.65%0.07% Dental Service 7,715 0.14% DentalReal Estate Service Services 7,7152,500 0.14%0.05% Design service 7,977 0.14% DesignReligious service Services 7,9772,716 0.14%0.05% Drug Store 101,975 1.85% DrugShipping/Delivery Store Services 101,97514,266 1.85%0.26% Educational Service 9,000 0.16% EducationalSpecialty Food Service 39,8689,000 0.16%0.72% Financial Services 64,017 1.16% FinancialSpecialty ServicesGoods 167,41664,017 1.16%3.03% Fitness 205,409 3.72% FitnessSpecialty Service 205,4091,412 3.72%0.03% Full Service Restaurant 443,812 8.04% FullSporting Service Goods Restaurant 443,812125,610 8.04%2.28% Funeral Home 38,982 0.71% FuneralTailor/Cobbling Home 124,47938,982 0.71%2.26% Gallery 32,592 0.59% GalleryTennis Club 32,5926,249 0.59%0.11% Garden/Supply Shop 121,861 2.21% Garden/SupplyToys/Games Shop 121,8612,500 2.21%0.05% Gas Station 36,449 0.66% GasTravel Station Goods 36,4494,000 0.66%0.07% General Merchandise/Big Box 631,016 11.44% GeneralUnknown Merchandise/Big Use Box 631,01616,490 11.44%0.30% Grocery Store 630,201 11.42% GroceryUsed Merchandise Store 630,20149,571 11.42%0.90% Hardware store 253,739 4.60% HardwareVacant store 253,73965,809 4.60%1.18% Health/Nutrition 8,158 0.15% Health/NutritionTotal Occupied Retail Space 5,517,1718,158 98.82%0.15% Home Furnishings/Home Goods 86,909 1.58% Home Furnishings/Home GoodsGrand Total 5,582,98086,909 1.58%100% 77 Home Improvement 2,647 0.05% Home Improvement 2,647 0.05% Hotel/Motel 11,554 0.21% Hotel/Motel 11,554 0.21% Jewlery 32,164 0.58% Jewlery 32,164 0.58% Landscaping 13,142 0.24% Landscaping 13,142 0.24% Legal Services 4,500 0.08% Legal Services 4,500 0.08% Limited Service Restaurant 396,941 7.19% Limited Service Restaurant 396,941 7.19% Mattress Store 2,504 0.05% Mattress Store 2,504 0.05% Medical Services 11,488 0.21% Medical Services 11,488 0.21% Night Club/Performance Venue 1,641 0.03% Night Club/Performance Venue 1,641 0.03% Office Supplies 25,021 0.45% Office Supplies 25,021 0.45%
Other Services: 30,340 0.55% Other Services: 30,340 0.55% Arts/Dance/Entertainment/Martial Arts Arts/Dance/Entertainment/Martial Arts Other Services: Music 1,000 0.02% Other Services: Music 1,000 0.02% Outdoor Supply 58,632 1.06% Outdoor Supply 58,632 1.06% Pet Care 104,225 1.89% Pet Care 104,225 1.89% Photography/Framing 22,228 0.40% Photography/Framing 22,228 0.40% PR Service 2,500 0.05% PR Service 2,500 0.05% Printing Services 3,650 0.07% Printing Services 3,650 0.07% Real Estate Services 2,500 0.05% Real Estate Services 2,500 0.05% Religious Services 2,716 0.05% Religious Services 2,716 0.05% Shipping/Delivery Services 14,266 0.26% Shipping/Delivery Services 14,266 0.26% Specialty Food 39,868 0.72% Specialty Food 39,868 0.72% Specialty Goods 167,416 3.03% Specialty Goods 167,416 3.03% Specialty Service 1,412 0.03% Specialty Service 1,412 0.03% Sporting Goods 125,610 2.28% Sporting Goods 125,610 2.28% Tailor/Cobbling 124,479 2.26% Tailor/Cobbling 124,479 2.26% Tennis Club 6,249 0.11% Tennis Club 6,249 0.11% Toys/Games 2,500 0.05% Toys/Games 2,500 0.05% Travel Goods 4,000 0.07% Travel Goods 4,000 0.07% Unknown Use 16,490 0.30% Unknown Use 16,490 0.30% Used Merchandise 49,571 0.90% Used Merchandise 49,571 0.90% Vacant 65,809 1.18% Vacant 65,809 1.18% Total Occupied Retail Space 5,517,171 98.82% Total Occupied Retail Space 5,517,171 98.82% Grand Total 5,582,980 100% Grand Total 5,582,980 100% Total In- Total In- Total Avge Total PMA Total Gap SF PMA Total % HH PMA Capture Potential Avge Sales Total SF Less Existing Establishme No. Potential in SF $ Leakage Leakag HH Income Income Potential Rate Captured per SF 2015 Supported SF nt Size in Stores Captured Needed e Sales Sales SF Needed Sales Standard Niche Categories DINING Catering/Food Service $3,404,868,939 0.10% $3,404,869 35% $1,191,704 $1,191,704 $200 5,959 8,122 -2,163 2,000 -1 1,780,469 8,902 Restaurants - full service $3,404,868,939 3.35% $114,063,109 35% $39,922,088 $39,922,088 $250 159,688 443,812 -284,124 4,000 -71 3,110,109 12,440 Restaurants - limited service $3,404,868,939 3.31% $112,701,162 25% $28,175,290 $28,175,290 $380 74,146 5,550 396,941 10,000 40 110,592,162 291,032 Total 6.76% $0
RETAIL SHOPPING Auto Sales $3,404,868,939 0.819% $27,885,877 35% $9,760,057 $9,760,057 $235 41,532 127,644 -86,112 10,000 -9 -2,110,463 -8,981 Books/Music $3,404,868,939 0.135% $4,596,573 35% $1,608,801 $1,608,801 $200 8,044 14,500 -6,456 5,000 -1 1,696,573 8,483 Boutique $3,404,868,939 0.960% $32,686,742 35% $11,440,360 $11,440,360 $400 28,601 12,282 16,319 2,500 7 27,773,942 69,435 Clothing/Shoes $3,404,868,939 0.960% $32,686,742 35% $11,440,360 $11,440,360 $260 44,001 336,292 -292,291 8,000 -37 -54,749,178 -210,574 Communications/Electronics $3,404,868,939 0.130% $4,426,330 35% $1,549,215 $1,549,215 $300 5,164 23,073 -17,909 3,000 -6 -2,495,570 -8,319 Convenience $444,583,778 0.253% $1,124,797 80% $899,838 $899,838 $500 1,800 3,000 -1,200 2,000 -1 -375,203 -750 Drugstores $444,583,778 1.300% $5,779,589 80% $4,623,671 $4,623,671 $475 9,734 5,000 4,734 9,500 0 3,404,589 7,168 Gas Stations/Convenience $444,583,778 2.000% $8,891,676 80% $7,113,340 $7,113,340 $1,000 7,113 10,158 -3,045 2,000 -2 -1,266,324 -1,266 General Merchandise $3,404,868,939 2.500% $85,121,723 35% $29,792,603 $29,792,603 $270 110,343 631,016 -520,673 10,000 -52 -85,252,597 -315,750 Grocery $444,583,778 3.000% $13,337,513 80% $10,670,011 $10,670,011 $550 19,400 5,000 14,400 60,000 0 10,587,513 19,250 Hardware $444,583,778 1.500% $6,668,757 80% $5,335,005 $5,335,005 $265 20,132 80,000 -59,868 10,000 -6 -14,531,243 -54,835 Health/Beauty $3,404,868,939 0.171% $5,822,326 35% $2,037,814 $2,037,814 $300 6,793 53,847 -47,054 3,500 -13 -10,331,774 -34,439 Home Furnishings/Home Goods$3,404,868,939 0.140% $4,766,817 35% $1,668,386 $1,668,386 $275 6,067 86,909 -80,842 8,000 -10 -19,133,158 -69,575 Household appliances $444,583,778 0.165% $733,563 80% $586,851 $586,851 $300 1,956 0 1,956 3,500 1 733,563 2,445 Jewelry $3,404,868,939 0.160% $5,447,790 35% $1,906,727 $1,906,727 $500 3,813 32,164 -28,351 5,000 -6 -10,634,210 -21,268 Luggage/leather goods $444,583,778 0.025% $111,146 80% $88,917 $88,917 $500 178 0 178 2,500 0 111,146 222 Office Supplies/stationery $444,583,778 0.151% $671,322 80% $537,057 $537,057 $300 1,790 0 1,790 20,000 0 671,322 2,238 Appendix 6 Appendix Specialty foods $3,404,868,939 1.000% $34,048,689 35% $11,917,041 $11,917,041 $250 47,668 39,868 7,800 2,800 3 24,081,689 96,327 Specialty Goods $3,404,868,939 0.800% $27,238,952 35% $9,533,633 $9,533,633 $250 38,135 125,610 -87,475 20,000 -4 -4,163,548 -16,654 Sporting goods/outdoors/bikes$3,404,868,939 0.180% $6,128,764 35% $2,145,067 $2,145,067 $332 6,461 125,610 -119,149 20,000 -6 -35,573,756 -107,150 Toy/Gifts $3,404,868,939 0.129% $4,392,281 35% $1,537,298 $1,537,298 $525 2,928 2,500 428 2,000 0 3,079,781 5,866 Used merchandise $444,583,778 0.126% $560,176 80% $448,140 $448,140 $100 4,481 0 4,481 10,000 0 560,176 5,602 Total 16.604%
CONSUMER SERVICES Auto repair/services $444,583,778 0.160% $712,825 80% $570,260 $570,260 $200 2,851 10,727 -7,876 4,300 -2 -1,432,575 -7,163 Banks $444,583,778 1.029% $4,576,733 80% $3,661,387 $3,661,387 $400 9,153 12,924 -3,771 6,000 -1 -592,867 -1,482 Bowling/Roller Rink $3,404,868,939 0.006% $204,082 40% $81,633 $81,633 $400 204 50,601 -50,397 25,000 -2 -20,036,318 -50,091 Cinemas $3,404,868,939 0.025% $867,350 40% $346,940 $346,940 $100 3,469 83,575 -80,106 40,000 -2 -7,490,150 -74,901 Dental offices $444,583,778 0.193% $859,387 80% $687,509 $687,509 $250 2,750 0 2,750 2,500 1 859,387 3,438 Financial Services/Insurance $444,583,778 0.214% $952,653 80% $762,123 $762,123 $500 1,524 0 1,524 4,500 0 952,653 1,905 Fitness $3,404,868,939 0.135% $4,581,370 35% $1,603,480 $1,603,480 $500 3,207 205,409 -202,202 15,000 -13 -98,123,130 -196,246 Other Services: Arts/Dance/Entertainment/Martial$3,404,868,939 Arts0.135% $4,581,370 35% $1,603,480 $1,603,480 $500 3,207 30,340 -27,133 7,500 -4 Specialty Service $3,404,868,939 0.055% $1,857,475 35% $650,116 $650,116 $500 1,300 1,412 -112 1,300 0 Funeral Services $444,583,778 0.024% $106,591 80% $85,272 $85,272 $150 568 0 568 6,000 0 106,591 711 Laundromat/Dry Cleaning $444,583,778 0.021% $93,267 80% $74,613 $74,613 $125 597 0 597 6,000 0 93,267 746 Legal Services $444,583,778 0.042% $184,535 80% $147,628 $147,628 $200 738 0 738 2,000 0 184,535 923 Other Services $444,583,778 0.273% $1,212,468 80% $969,974 $969,974 $350 2,771 0 2,771 3,600 1 1,212,468 3,464 Pet Stores/Services $444,583,778 0.066% $293,124 80% $234,499 $234,499 $150 1,563 20,000 -18,437 14,000 -1 -2,706,876 -18,046 Photography Services $444,583,778 0.015% $66,619 80% $53,295 $53,295 $270 197 900 -703 7,000 0 -176,381 -653 Real Estate Services $444,583,778 0.183% $812,753 80% $650,203 $650,203 $200 3,251 0 3,251 2,500 1 812,753 4,064 Salon/barber/unisex $444,583,778 0.088% $393,053 80% $314,442 $314,442 $200 1,572 5,000 -3,428 3,500 -1 -606,947 -3,035 Tailoring/alteration $444,583,778 0.001% $6,662 80% $5,330 $5,330 $150 36 425 -389 10,000 0 -57,088 -381 Total 3.02% 78 References Celebrate Bureau of Labor Statistics. (2017, April 23). Labor Force Statistic from the Current Population Survey. Retrieved from Bureau of Labor Statistics Website: https://data.bls.gov/timeseries/LNS12300000 Geauga Lake. (2017, April 30). Retrieved May 11, 2017, from https://en.wikipedia.org/wiki/Geauga_Lake Bainbridge Township Zoning Resolution, § 190 (2015). M. (2015, September 03). The story of Geauga Lake’s downfall is infuriating. Retrieved May 11, 2017, from Codified Ordinances of Aurora Ohio, § 1177-11 (2014). https://bottlegate.com/2014/09/13/the-story-of-geauga-lakes-downfall-is- infuriating/
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Geauga Lake: The next 100 Years • Aurora & Bainbridge, Ohio • May 2017 • VPG -81-