Town Center Master Plan

TOWN CENTER MASTER PLAN

June 2010 Acknowledgment Table of Contents

This focused town center master plan study would not have been possible without the support and contributions of many people. G2M Design Chapter I: EXECUTIVE SUMMARY Collaborative wishes to express our gratitude to Mayor Samuel J. Alai for his leadership and guidance throughout the process. We are also ex- tremely grateful for the assistance provided by Economic Development Chapter II: PLANNING PROCESS Director David Schroedel and City Engineer Eugene Esser. They, along with their staff, provided the necessary resources to help us complete the work. Chapter III: EXISTING CONDITIONS

Sincere gratitude is also conveyed to the members of the City Council, Chapter IV: MARKET OPPORTUNITIES Planning Commission and Master Plan Steering Committee. This study could not have been completed without their participation and commit- ment to the process. Chapter V: PHYSICAL PLAN

Master Plan Steering Committee Chapter VI: OUTLINE DESIGN GUIDELINES

Mr. David Schroedel, Economic Development Director Chapter VII: ADDITIONAL ZONING RECOMMENDATIONS Mr. Eugene Esser, City Engineer

Mr. Roy Stewart, City Council Representative

Mr. John Tamer, Planning Commission Representative

Mr. Kerry Smith, Planning Commission Representative

Mr. William Rowe, Broadview Heights Resident

Mr. John Tepfenhart, Broadview Heights Resident

Mr. David Kaminski, Building Commissioner

commercially available demographic data from ESRI Business Analyst Chapter One Online, which is a Web-based solution that combines GIS technology Plan Goal Executive Summary with extensive demographic, consumer spending, and business data for the entire United States. Create a dynamic, easily identifiable Town Center District that can accommodate daytime, evening, For more than twenty years, the City of Broadview Heights has been and weekend activity, incorporating a mix of uses that are easily accessible and pedestrian friendly.

focused on defining a vision for its Town Center District. This focused After analyzing the existing conditions and market data, the planning Town Center study defines a new vision for the district and describes team developed a series of Guiding Principles for Future Development Objectives the expectations for future development. To start this process, the City and constructed a Desired Framework Diagram. Those two documents assembled a committed group of individuals to direct the effort, and this then became the foundation for all of the subsequent recommendations. 1. The District’s Design must be “Market Driven” and responsive to economic realities. group, along with city staff, planning commission and council members 2. The District’s Design should permit a mix of uses, with a substantial portion of the retail mix The Desired Framework Plan and the Guiding Principles for Future De- tackled the challenge of developing a workable plan that would both devoted to meeting existing community needs. The design should limit convenience and off velopment, shown on the following page, are the building blocks of the stimulate economic development and preserve and enhance the image of price retail. Town Center Master Plan. They should be used as a benchmark for eval- Broadview Heights. 3. The District’s Design should encourage a mixed use environment with a strong pedestrian scale uating future proposals. All of the work prepared by the consultant plan- along with enough critical mass to sustain it. ning team after the Desired Framework Diagram was created is based The planning process began by examining the previous planning studies 4. The District’s Design should be coordinated with the existing retail development on the adjacent on that framework diagram and will aid in the future decision-making and became a collaborative effort between the G2M planning team and quadrants of the intersection. process. For example, the Outline Design Guidelines presented in Chap- the Town Center Master Plan Steering Committee. The City must now 5. The District’s Design should create a strong sense of local identity, allowing small shops to co- ter 6 are based on the framework diagram and guiding principles. Those adopt the plan’s recommendations, promote them to the larger commu- exist with national retail chains. The District should adopt quality architectural standards to give guidelines, once fully developed, will more clearly articulate what the nity, and insure that the guiding principles outlined in the Master Plan the Town Center District the proper sense of scale and place. community expects from developers and property owners. In contrast, are followed. 6. The District’s Design should include a clearly defined public area within the proposed retail the Illustrative Master Plan presented in this report represents just one of center linked to restaurants and entertainment uses and should include strong pedestrian connec- the possible solutions that would achieve the desired planning outcome. One of the first tasks of the Steering Committee was to finalize a list of It is simply an interpretation of the guiding principles and is not intended tions to other city facilities. goals and objectives to guide the development of the Master Plan. After to be the final solution for creating a dynamic and active Town Center. 7. The District’s Design should encourage a broad mix of residential opportunities intended to reviewing the previous goal statements from the 1988 and 1998 Town reach singles, young couples, empty nesters and others not interested in traditional single family Center Master Plans and gathering feedback from committee members The primary tools to be used to help direct private development with- home ownership. and other interested parties, the planning team developed nine new plan- in the District are the Desired Framework Diagram and the associated 8. The District’s Design should create a small office environment for local business services such ning objectives and established a single overriding goal for the Town Guiding Principles for Future Development. Together they reflect the as insurance agents, legal, medical, real estate firms and other such businesses typically owned Center. The Steering Committee then adopted the goal and nine objec- community’s view of what the town center district should become. They and operated by residents of the community. tives for the Town Center as shown at right. are based on a synthesis of the existing physical conditions of the area 9. The District’s Design should provide for sufficient parking and vehicular traffic circulation, but and an understanding of the market opportunities that exist. In addition, should also provide appropriate pedestrian connections between land uses and adjacent neigh- The planning team evaluated the previous master planning studies, re- the stated goals and objectives and the community’s expressed desires borhoods. viewed existing zoning and evaluated topographic data provided by the are incorporated into an Illustrative Master Plan. City of Broadview Heights. In addition, the planning team reviewed

Chapter I 1 Guiding Principles wetlands and provide integrated pedestrian gathering places and na- For Future Development ture walks as appropriate. • Encourage sidewalk activity by developing outdoor seating, cafes • Emphasize Royalton and Broadview roads as the major east west and other retail displays that are visible and accessible from the pub- and north south transportation corridors for the Town Center and lic streets. establish the Broadview and Royalton Road intersection as a major • Incorporate appropriate and attractive pedestrian amenities into all focal point for the district. major pedestrian areas. These amenities should include coordinated Town Center • Develop focal points at the end of the proposed Town Center Loop Retail Exist. street furniture, trash and recycling containers, bus shelters, paving, Retail Roads to visually anchor the street and reinforce the desired quality landscaping and lighting. and character that will allow it to be successful as a dynamic retail Office and commercial district. This can be accomplished through the use Office Office Mult- of decorative paving, landscaping or other architectural elements. Keys to Stimulate Development Family Mult- • Design internal circulation to encourage pedestrian interaction and Office Family By commissioning this Master Plan for the Town Center, the City of (flexible) activity by providing wide sidewalks, numerous small gathering Broadview Heights has exhibited the leadership and vision that is the Multi-Family places, and interesting landscape and hardscape. necessary first step in repositioning an important area of Broadview (flexible) • Establish gateways (or an appropriate Town Center entry experi- Heights. To follow-up this effort, the City’s leadership will need to part- ence/identity) at the boundaries of the town center district, includ- ner with civic groups and private developers to insure that this vision Municipal Campus for the Town Center is achieved. The foundation or conceptual vision ing the area south to Akins road and the Municipal Campus, North for the Town Center Master Plan is captured in the Desired Framework to Royalwood and east and west along Royalton road from Town Diagram; however, several other tools will be necessary to help the City Single Center Drive to Seneca Boulevard. Family of Broadview Heights evaluate actual development proposals and rede- Community • Create a distinct district identity through the use of consistent sig- velopment strategies. Those tools include the creation of a Town Center nage, street graphics, lighting, and landscaping. Planned Zoning District and the development of Comprehensive Town • Develop opportunities for a variety of multi-family residential hous- Center Design Guidelines, and represent the next steps in moving for- Land Use Key NORTH ing types, primarily focused on market rate, for sale product. ward. Town Center Retail

• Develop opportunities for professional and low density office space A-1 Single Family Legend In addition, to prepare the district for future development, The City of within the district, well connected to the retail core. B-5 Senior Housing Major Vehicular Broadview Heights should secure funding to improve the Broadview and Thoroughfare • Improve intersection appeal and pedestrian safety by establishing B-2 Multi Family (Flex) Royalton Road streetscapes, construct the Town Center loop roads and Loop Road distinctive cross walks and by making the major access points em- C-1 Local Retail secure any wetland and stream channel relocation permits required to Town Center Focal Point phasize the Town Center Identity. C-2 Commercial facilitate loop road construction. Major Pedestrian Spine • Provide extensive parking area landscaping and visual screening of C-3 Office Project Gateway vehicles from the major transportation corridors. D-1 Community • Take advantage of natural site features such as stream corridors and Desired Framework Diagram Figure 1

Chapter I 2 The Illustrative Master Plan

The Illustrative Master Plan included in this document is not intended to be the final solution; it is simply the context plan by which future development proposals can be measured. As future development proposals are submitted, the City of Broadview Heights should use this plan as a guide for evaluating those proposals. Retail The Illustrative Master Plan presents one potential solution for the future of the Town Center. This illustrative plan is intended to demonstrate a Royalton Rd / Rt. 82 possible alternative to show how the policies outlined in the Master Plan Retail could be implemented, and should only be used as a tool for evaluating Office Office future projects within the Town Center. The Illustrative Master Plan is not intended to be viewed as a final site plan, but rather as a concept of Residential potential development that may result from the application of the policies and principles outlined in this plan. The purpose of the illustrative Office plan is to show how proposed infrastructure changes, street and traffic modifications and building arrangements can work with the available Residential land, existing conditions and market opportunities. Residential

Municipal Campus

Community Broadview Rd Broadview

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Illustrative Master Plan Figure 1A

Chapter I 3 Chapter One

Executive summary Chapter Two

PLANNING PROCESS

Chapter Three

ExISTING CONDITIONS

Chapter Four

MARKET OPPORTUNITIES

Chapter Five

PHYSICAL PLAN

Chapter Six

OUTLINE DESIGN GUIDELINES

Chapter Seven

ADDITIONAL ZONING RECOMMENDATIONS Planning Process Tools

Chapter Two The planning team began by forming a Steering Committee comprised PLANNING PROCESS of City Officials, Staff and Residents. The committee met biweekly and discussed topics such as the goals and objectives of the community, land The Broadview Heights Town Center Master Plan is the result of a four use relationships, parking and traffic circulation, pedestrian access and month process designed to determine how to best plan the undeveloped interconnectivity, strength of the retail, residential and office markets; area at the intersection of Royalton and Broadview Roads and the sur- community demographics, building form and design criteria. rounding commercial areas. The City of Broadview Heights secured a Community Development Grant to update the previous Town Center Broadview Rd Broadview Master Plans originally prepared in 1988 and updated in 1998. The Town Background and Data Collection Center study area is generally defined as the area surrounding the Royal- ton and Broadview Road intersection, extending south from Royalwood To understand the development opportunities within the Town Center Road to Valley Parkway, and west from Town Center Drive to Seneca Study Area, the planning consultant started by reviewing the previous Boulevard. See Figure 2 for the boundaries of the Town Center Study land use studies that were prepared for the Town Center District. The Area. consultant reviewed both the 1988 and the 1998 studies and each was discussed with the Steering Committee. Members of the Steering Com- Royalton Rd / Rt. 82

Additionally, the City of Broadview Heights requested that the Consul- mittee made it very clear that any new planning recommendations must tant look at several specific parcels of land outside of the Town Center be reality based and should reflect both the physical opportunities and Study Area and provide recommendations relative to zoning changes constraints of the land and market realities. that may be appropriate based on land use adjacencies. Please refer to Chapter VII for a discussion of that work. The planning team needed to understand two critical things in order to develop an appropriate framework plan. Those issues revolved around

This chapter is intended to present a summary of the planning process the land available for development and the economic realities of the mar- and its findings, focusing primarily on issues identified and the implica- ket place. Simply put, the Committee needed to understand “What the tions of those issues on the final Town Center District plan recommenda- land was telling us and what the market was telling us.” Without a clear Municipal tions. understanding of those two issues the plan would be meaningless. Campus

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Town Center Study Area Figure 2

Chapter II 1 WHAT IS THE LAND TELLING US? important to develop a working framework plan, the need to understand that the community had an understanding of the type of retail component the retail market was critical, because the type of retail tenants available that could be planned in the Town Center District. The Demographic In order to develop a practical approach to planning, the consultant re- to Broadview Heights would have a major influence on the retail form and Retail analysis is discussed in detail in Chapter IV. This informa- viewed the physical characteristics of the land, including wetland loca- that could be developed. Some of the topics explored included the fol- tion allowed the Steering Committee to develop a Desired Development tions, topography, stream channels, transportation systems and adjacent lowing: Framework Plan for the Town Center. The framework plan is the tool for land uses to determine what land was actually available for development. illustrating how the major organizational pieces (gateways, focal points, After analyzing the existing condition data, an opportunity diagram (see How will retailers and developers look at this site? pedestrian and vehicular thoroughfares, etc.) of the Town Center should figure 5) was developed to identify specific development parcels and What are the demographic trends in Broadview Heights and the associ- be organized. These thoughts and ideas were incorporated into the final clarify what physical limitations would impact future development. ated retail trade areas? Desired Framework Diagram that is described in Chapter V. The Steer- From there, the planning team developed a Desired Framework Dia- ing Committee also met with Planning Commission and Council to pres- What competition exists in the market? gram which identified potential gateways, major circulation routes, focal ent the final report. points, and key pedestrian and vehicular access points. Suggested land How do traffic volumes, roadway capacity and access impact the devel- uses were then assigned to each development parcel, and the resulting opment opportunity? framework plan was reviewed by the Steering Committee. The Frame- What does the Retail Gap Analysis indicate? work Plan was revised based on Committee comments and is reproduced in Chapter V - Physical Plan. Detailed information on the retail analysis can be found in Chapter IV – Market Opportunities.

Public Meetings

Members of the consultant planning team had the opportunity to meet with the City of Broadview Heights Planning Commission on several occasions to provide progress updates and receive additional guidance on the goals of the master plan.

The first meeting was a brief introductory discussion at the February WHAT IS THE MARKET TELLING US? 24th, 2010 Planning Commission Meeting, where the Planning Consul- tant provided background on the previous planning studies and discussed In order to understand the retail market, the planning consultant retained the planning process and expectations. The Consultant team discussed the services of Mr. Mark Bulmash, President and founder of Bulmash several parcels of land outside of the Town Center District that City Real Estate Advisors to evaluate the retail opportunities in Broadview Planning Staff believed needed to be evaluated because of changes in Heights. Mr. Bulmash consults with Developers, Municipalities and In- land use or inconsistencies relating to zoning of adjacent land. On March stitutions on real estate matters, and his insights were invaluable in help- 24th, 2010 the planning team members attended a second meeting of the ing the planning team develop a reality based framework plan. While Planning Commission to present and discuss demographic data and its understanding the commercial and residential market opportunities was relationship to the retail market. The goal of the meeting was to insure

Chapter II 2 Market Opportunities & Limitations Goals & Objectives

Plan Goal In analyzing the development opportunities in the Town Center, the One of the first tasks of the Steering Committee was to finalize a list of

Steering Committee recognized that, in addition to professional office goals and objectives to guide the development of the Master Plan. The Create a dynamic, easily identifiable Town Center District that can accommodate daytime, evening, and retail, some additional housing types were needed in the community. consultant collected the goal statements from the previous planning stud- and weekend activity, incorporating a mix of uses that are easily accessible and pedestrian friendly. The Committee stressed that any additional housing types should focus ies; and each was discussed in detail to determine if the previous goals on the need for market rate, for sale property, with emphasis on single for the Town Center were still valid. After gathering feedback from the family and attached single family dwelling types. In addition there was committee, the planning team developed a single over arching goal for Objectives a strong desire for a significant amount of retail and low density profes- the Town Center and formulated nine planning objectives as outlined at sional office space in the Town Center District. From a retail perspective, right. 1. The District’s Design must be “Market Driven” and responsive to economic realities. the market opportunity analysis suggests a community center format is 2. The District’s Design should permit a mix of uses, with a substantial portion of the most appropriate, but the committee emphasized that any retail devel- retail mix devoted to meeting existing community needs. The design should limit con- These objectives are further reflected in the Guiding Principles opment must focus on utilizing quality materials and landscaping and venience and off price retail. for Future Development presented in the executive summary should de-emphasize parking through the use of appropriate landscape 3. The District’s Design should encourage a mixed use environment with a strong pedes- and later in this report. By drafting and adopting these objectives early screening. trian scale along with enough critical mass to sustain it. in the process, the Steering Committee communicated their priorities to 4. The District’s Design should be coordinated with the existing retail development on the the planning team. These objectives, in conjunction with ongoing feed- Density Expectations & Desires adjacent quadrants of the intersection. back from the Steering Committee, then guided the work and recom- 5. The District’s Design should create a strong sense of local identity, allowing small Through the course of meetings and discussions, it became apparent that mendations of the planning team throughout the Master Plan process. shops to co-exist with national retail chains. The District should adopt quality architec- there was a desire for the development to include a Traditional Down- tural standards to give the Town Center District the proper sense of scale and place. town “Main Street” component with upscale Lifestyle tenants. Several 6. The District’s Design should include a clearly defined public area within the proposed participants expressed concern regarding the traditional placement of retail center linked to restaurants and entertainment uses and should include strong pe- parking in front of retail buildings and the need to minimize convenience destrian connections to other city facilities. and off price retail. The planning team attempted to address the concerns 7. The District’s Design should encourage a broad mix of residential opportunities intend- by developing a framework plan that was heavily pedestrian focused with high quality landscape and public amenities. The Steering Commit- ed to reach singles, young couples, empty nesters and others not interested in traditional tee recognized that in order to market a viable plan to the development single family home ownership. community, the framework plan needed to be market driven and reflec- 8. The District’s Design should create a small office environment for local business ser- tive of realistic development opportunities. The Town Center District vices such as insurance agents, legal, medical, real estate firms and other such busi- had to be responsive to economic realities. After considerable discussion nesses typically owned and operated by residents of the community. of the retail market opportunities the Steering Committee recognized 9. The District’s Design should provide for sufficient parking and vehicular traffic circula- that a community scale retail center with high quality architecture, land- tion, but should also provide appropriate pedestrian connections between land uses and scaping and pedestrian amenities, as opposed to a main street project, adjacent neighborhoods. would be most appropriate. See chapter IV for a discussion of market opportunities.

Chapter II 3

Physical Conditions

Chapter Three The 720 acres that comprise the entire Town Center study area contain Existing conditions a number of properties that can generally be described as falling within one or more of the following categories:

Study Area Boundaries • Motor vehicle-oriented commercial uses. • Public and institutional uses, such as churches and quasi-govern- The Town Center study area is generally defined as the area surround- ment uses. Broadview Rd Broadview ing the Royalton and Broadview Road intersection, extending south • Single family residential neighborhoods. from Royalwood Road to Valley Parkway, and west from Town Center • Single family homes being used as office uses. Drive to Seneca Boulevard. See Figure 2 for the District Boundaries. • Convenience retail. This area, known as the Town Center Planning Area, was established by • General commercial and office uses. previous master plans, and expanded in this study to include the Munici- pal Campus. Core Town Center Area

The major focus of this study will concentrate on the Town Center Core area, which generally consists of the land area in the four quadrants of Royalton Rd / Rt. 82 the Broadview and Royalton Road intersection, as illustrated in Figure 3.

The northeast quadrant contains the existing Wellpointe shopping center and is fully developed. The southeast quadrant contains a limited amount of retail commercial buildings along with a low density office development. On the northwest quadrant there are several small convenience retail centers and other commercial properties. There is also a large parcel of undeveloped land and a small multi-family apartment development. Municipal The southwest quadrant is generally undeveloped with the exception of Campus the northeast corner of the quadrant. The parcels in the southwest quadrant are also encumbered by significant topography and a small stream and several delineated wetlands. The stream channel and wetlands form a natural boundary and will serve to define the limits of development NORTH parcels.

Town Center Core Study Area Figure 3

Chapter III 1 As evident on the Existing Zoning Map, Figure 4, commercial proper- Land Use Key ties of all types (office and retail) are scattered throughout the study area. Boundary However, the greatest concentrations of auto-oriented commercial retail A-1 Single Family occur to the north of Royalton Road, on the east and west side of Broad- B-5 Senior Housing view Road. There is also a significant low density office development in B-2 Multi Family the southeast quadrant of the intersection along with several individual C-1 Local Retail commercial buildings occupying the southwest and southeast quadrants. Seneca C-2 Comm. General

These areas are primarily oriented toward vehicular travelers along Apts. C-3 Office C-4 C-2 Route 82 / Royalton Road. Significant retail - commercial projects exist C-4 Shopping Center along the north side of Royalton Road in the northeast and northwest Royalton Rd / Rt. 82 D-1 Community quadrants and will need to be incorporated into the retail component of C-4 C-4 the Town Center District. Town Center C-3 Study AreaC-3 Several pockets of multi-family apartments also exist within the study area, primarily on the northwest edge of the Town Center District, including the Seneca Apartments, west of Seneca Boulevard and north of the existing Crossings Shopping Center. C-1

C-3

C-1

Municipal Campus Broadview Rd Broadview

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Existing Zoning Map Figure 4

Chapter III 2 Traffic Patterns and Access

The District is bisected by Royalton Road and Broadview Road, establishing the intersection as the major focal point for commercial activity. At the present time this intersection has not been developed to its full potential. An existing garden center on the southwest quadrant and vacant and under utilized store fronts on the southeast quadrant visually detract from the intersections development potential.

The previous master plans contemplated the creation of a loop road con- necting the district. The initial section of the loop road, Town Center Existing signage typical of the District. - Coordinated signage, Drive, has been constructed in the southeast quadrant of the intersec- graphics and landscaping would help property owners reinforce the tion. The Steering Committee expressed a strong desire to extend the district identity. loop road through all four quadrants; however, topography and existing development in the northeast quadrant will prohibit the road extension in that quadrant. The Committee also expressed a desire to improve con- Existing Signage and Graphics nectivity between existing land uses and between the retail core of the Town Center District and the Municipal Campus to the south. The loca- The existing signage within the district appears uncoordinated and fails The WellPointe Shopping Center is shopping center is an example of vehicle oriented commercial uses tion of the proposed loop road along with connectivity opportunities to to establish any district identity. A wide variety of sign types, colors and in the Town Center Planning Area. the Municipal Campus are illustrated on the Desired Framework Plan, shapes have been used throughout the district. While the newer retail Figures 1 and 19. developments have attempted to coordinate some signage and landscape detail, property owners simply do not have a framework plan to guide them. Coordinated signage, graphics, landscaping and architectural de- Parking sign standards would help reinforce the district’s identity. Existing conditions in the Broadview Heights Town Center area could not be adequately described without some mention of parking avail- ability and its impact on development activity. The provision of parking has been an ongoing issue in the town center district because adequate parking is a necessary component of any successful development in the District. Additional parking is presently required to support activity in the Crossings Shopping Center. Any new development must address the parking needs of the end users. Consideration must also be given to any shared parking opportunities that may exist.

Existing Del Corpo Landscaping Operation on the southwest corner of Route 82 and Broadview Road.

Chapter III 3 Physical Opportunity Diagram

To summarize the predominant existing conditions in the Town Center, the consultant planning team prepared an Existing Opportunity Diagram (Figure 5) which highlights several key defining features of the study area. The Physical Opportunity diagram is a tool that illustrates how the

major organizational pieces (major roads, stream channels and vehicular Rd Broadview thoroughfares) come together to define opportunities in the Town Center.

The Physical Opportunity Diagram is the foundation for the creation of the Desired Framework Diagram described in Chapter 5, Physical Plan. The Framework Diagram is the tool that communicates the conceptual Royalton Rd (rt 82) or “Big Idea” that was developed during discussions with the Steering Committee.

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Municipal Campus

Legend

Major Road

Development New Road Opportunity Wetland Corridor Existing Development Major Intersection

Physical Opportunity Diagram Figure 5

Chapter III 4

Chapter Four Office and Residential Outlook Market Opportunities Looking at the Office and Apartment market nationwide, we find that both market sectors are suf- fering from the uncertain economic conditions. While growth in these markets is unpredictable, we Understanding market trends and opportunities is a critical component believe that the Town Center District should be positioned to respond to future opportunities in these of a successful plan. Also, one of the primary development objectives markets. for this planning exercise is “that the master plan solution be market driven.” This chapter highlights key findings relating to the market po- Nationwide, Office vacancy rates stood at 19.7 percent in the fourth quarter of 2009, up from 19.1 tential for the Broadview Heights Town Center. While it is important percent in the third quarter and 300 basis points above the same quarter a year ago. Completions in to understand the office and residential market potential, the planning the fourth quarter of 2009 were stable as a percentage of inventories, remaining at 0.3 percent, but for any retail component requires that the City of Broadview Heights of the customers for the shopping center. The other customers are visi- below the 0.7 percent historic average. The absorption of –19.8 million square feet was about the have a clear understanding of the retail market opportunities. The type tors to the marketplace and those who drive even longer distances from same as absorption in the third quarter. Rents fell slightly in the third quarter of 2009 and are off 8.3 of retail tenants that can be attracted to Broadview Heights will dramati- the site. For other types of centers, the drive times will be shorter. Actual percent from the same quarter a year ago. cally affect the architectural form and influence the Master Plan’s physi- trade areas will vary depending on competition and other physical bar- cal organization. In order to understand the retail market, the consultant riers such as rivers, valleys and freeways that may separate trade areas. Apartment vacancy rates stood at 8.6 percent in fourth-quarter 2009, up from 8.3 percent in the team retained the services of Bulmash Real Estate Advisors, LLC. The third quarter and 140 basis points above the same quarter a year ago. Completions as a percentage following summarizes some of the concepts the Steering Committee dis- Developers and retailers will also look at the competition and will evalu- of inventory remained the same as third-quarter 2009 at 0.2 percent, below the 0.4 percent historic cussed with Bulmash Real Estate Advisors and includes a discussion of ate demographics, transportation and access. Finally, developers and average. Rents fell slightly in third-quarter 2009 and are off 6.3 percent from the same quarter a how developers and retailers will look at this site. This understanding retailers will perform a Retail Gap Analysis, which evaluates the eco- year ago. will provide valuable insight into what type of retail project is feasible nomic demand for goods and services, and determines if that demand is in Broadview Heights. currently being satisfied in the market place. SOURCE: Property & Portfolio Research

How Developers and Retailers The Retail Opportunity

Analyze Opportunity In order to understand the retail opportunities in Broadview Heights, we

Typically, retailers and developers look at five key areas when attempt- looked at the market the way a developer or retailer would. For the ing to predict the viability of a market. Those include income levels, purposes of our study, we analyzed the demographics of potential trade population trends, competition, transportation, and retail demand within areas within 10-minute, 15-minute and 20-minute drive times from the a particular trade area. Retailers and developers look at certain key in- intersection of Broadview Road and Route 82. While some retailers sim- dicators when they are searching for retail opportunities. Typically, a ply look at trade areas in terms of “miles from the site,” looking at the developer or retailer looks at a “trade area,” which is the geographic area drive time takes into consideration what geography and roads do to the where potential retail customers reside. For example, the typical trade trade area, which is more realistic. The trade area data was compiled area for a regional mall would be the area within a twenty minute driving from ESRI Business Analyst, a private demographic and data vendor. distance from the potential site. In the absence of other competition, the The Demographic Data is available as a supplement to this report. area within twenty minute drive will generate between 70 and 80 percent

Chapter IV 1 The International Council of Shopping Centers (ICSC) provides de- Demographics & Trade Areas scriptions of each type of center along with information on their typical In order to understand population trends and income levels, we looked size and trade area requirements. The following types of projects are at the demographic data for the two closest trade areas (10-minute and discussed in this section of the report. 15-minute drive times) from Broadview Heights and compared them to the trade areas for several major regional and lifestyle projects in the REGIONAL MALL area. By comparing Broadview Heights to those other locations, we can

General merchandise or fashion-oriented offerings. Typically enclosed see if the Broadview Heights demographics are consistent to what is with inward facing stores connected by a common enclosed walkway. required to support a major retail project. Parking surrounds the outside perimeter. Typical GLA (Gross Leasable Area) Range: 400,000 - 800,000 square Figures 6 and 7 on the following page illustrate the comparative 10- feet minute and 15-minute drive time trade area demographic conditions and Trade Area Size: 5-15 miles (20-minute drive time) show that Broadview Heights has better than average household income; however, the community has relatively low density compared to the LIFESTYLE CENTER competition. The analysis also indicates there is no growth in short to medium term. More significantly, there is limited density in the high- Upscale national-chain specialty stores with dining and entertainment in er income households. The typical upscale tenants found in a lifestyle an open-air outdoor setting. center project are looking for a trade area with a significant number of Typical GLA Range: 150,000 - 300,000 square feet households with annual income over $100,000. In Broadview Heights, Trade Area Size: 8-12 miles (15- to 20-minute drive time) the number of households with more than $100,000 is much lower than the number found in the Beachwood Place and Crocker Park trade areas. POWER CENTER While the Broadview Heights income levels are strong, upscale retailers focus on the number of higher income households when developing Category-dominant anchors, including discount department stores, off- their location strategy. Each retailer is unique, but there is a high cor- price stores and wholesale clubs. Generally contains few small tenant relation between the number of household incomes over $100,000 and stores. the success of a lifestyle center and its retailers. While this is somewhat “Reality Based Planning” Typical GLA Range: 250,000 - 600,000 square feet problematic, the greater problem is that the area is already served by Trade Area Size: 5-10 miles (10- to 15-minute drive time) competitive projects within the general trade area.

COMMUNITY CENTER

General merchandise or convenience oriented offerings - Wide range of apparel and other soft goods offerings. Typical GLA Range: 100,000 - 300,000 square feet Trade Area Size: 3-6 miles (5- to 10-minute drive time)

Chapter IV 2 2009 Comparative Demographics 2009 Comparative Demographics - 15 Minute Drive Time 2009 Comparative Demographics - 10 Minute Drive Time

Broadview Beachwood South Park Summit Crocker Broadview Beachwood South Park Summit Crocker Heights Place Mall Mall Park Heights Place Mall Mall Park Summary Summary Population 229,348 562,152 317,219 271,064 357,883 Population 68,038 204,360 107,035 99,341 106,582

Households 94,323 234,284 127,965 112,054 148,253 Households 27,008 86,941 41,692 41,805 43,752

Median Age 43.00 39.90 40.70 38.30 39.60 Median Age 44.7 42.1 41.1 40.7 43.4

Trends 2009-2014 Trends 2009-2014 Population -0.53% -0.88% -0.24% -0.24% -0.29% Population -0.43% -0.82% -0.19% -0.11% -0.04%

Households -0.43% -0.79% -0.17% -0.15% -0.22% Households -0.30% -0.74% -0.08% -0.04% 0.01%

Median HH Income 0.24% 1.76% 0.18% 2.02% 0.69% Median HH Income -0.10% 0.39% 0.18% 1.42% 0.17%

Household Income Household Income Median $59,271 $45,258 $60,682 $46,135 $56,908 Median $69,101 $58,312 $69,324 $51,668 $71,255 Average $71,927 $63,740 $72,107 $61,801 $72,656 Average $85,908 $80,874 $83,449 $72,520 $97,275 Per Capita $29,784 $26,932 $29,313 $25,904 $30,299 Per Capita $34,074 $34,860 $32,638 $30,833 $40,193

HHs over $100,000 18,030 35,137 24,439 15,477 28,369 HHs over $100,000 7,185 19,635 10,829 8,293 13,303

Source: ESRI Source: ESRI

15 Minute Drive Time Figure 6 10 Minute Drive Time Figure 7

Chapter IV 3 Competition Traffic Capacity & Access BEACHWOODB h d Sophisticated retailers and developers analyze trade areas to understand Retail establishments are significant traffic generators; therefore, having Crocker the market and develop strategies for improving sales and marketing an adequate transportation network is critical to their success. Regional performance. In recent years, retailers have really worried about canni- and Lifestyle projects, as well as large power centers, require a transpor- Great Northern balization, the situation where adding new stores takes away sales from tation system consisting of interstate highways and high capacity col- Parmatown their existing stores and thus makes each store less profitable. Especially lector roads to provide the required accessibility. While Broadview and SOUTHPARK Macedonia given today’s weak economic environment, retailers will not locate in an Royalton Roads are adequate to serve the needs of the community, the area that is already saturated by the competition and will not add stores Broadview Heights Town Center District is more than 1.7 miles from where they will negatively impact their own existing stores. the Interstate Highway system and the existing arterial roads are generally limited to two and three lanes. By comparison, competitive regional As one can see from the trade area maps illustrated in figures 8 through projects are generally served by roadways with a minimum of 5 lanes Summit SOURCE ESRI 2009 S i 15, Southpark Center in Strongsville absolutely dominates the southwest- and are located within a mile of a major freeway interchange. While 20 Minute Drive Time Trade Area Figure 8 ern part of the Cleveland metropolitan area; and Beachwood Place domi- there may be adequate roadway capacity for a community-type center nates the east side. Both projects have trade areas that extend into and within the Town Center District, the distance from the freeway and lim- significantly overlap each other in Broadview Heights. Additionally, the ited capacity on adjacent roadways suggests that the transportation sys- 20-minute trade areas for both Summit Mall and Macedonia Commons tem would not support a large regional or lifestyle center. It is likely CCrockerrocker Beachwood overlap in Broadview Heights. Due to this competition and the strength that both Broadview and Royalton roads will need to be improved to ac- Great Northern Parmatown of their market draw, we do not believe that there is an opportunity for a commodate even limited retail expansion within the district. A detailed regional center, including a lifestyle or large main street type project in Traffic study is beyond the scope of this report. MACEDONIA Broadview Heights. The opportunity for a power center is also limited SOUTHPARKp by both the competition and the land available for development. Large power centers adjacent to Southpark Mall, Summit Mall and Parmatown Mall, along with Macedonia Commons severely restrict the opportunity to attract the number of large tenants that would be required to develop a successful power center. However, when we look at the trade area map Summit illustrated in figure 9, we see that there is an opportunity for a retail proj- SOURCE ESRI 2009 ect serving the 10-minute trade area. This would suggest that Broadview 15 Minute Drive Time Trade Area Figure 9 Heights may offer a geographic opportunity for a Community Center, provided that there is enough retail demand. Legend

Broadview Heights

Competition

20 Minute drive time

15 Minute drive time

Chapter IV 4 10, 15 & 20 MINUTE TRADE AREA MAPS

BROADVIEW HEIGHTS Figure 10 CROCKER PARK Figure 11 BEACHWOOD PLACE Figure 12 SUMMIT MALL Figure 13

Legend

Broadview Heights

Competition

20 Minute drive time

15 Minute drive time

10 Minute drive time

MACEDONIA COMMONS Figure 14 SOUTHPARK Figure 15

Chapter IV 5 Retail Gap Analysis figure 16, there is not an opportunity for a regional type project within offer the Broadview Heights resident a convenient and compelling Com- the twenty minute trade area. Retail demand is satisfied by the competi- munity Center with the tenants that are needed to support the existing Perhaps the most important information contained in the demographic tion in almost every retail category. There are a few notable exceptions retail demand. By coordinating development of the entire district and data is the retail gap analysis. The retail gap analysis estimates retail including: furniture stores; beer, wine & liquor; and florists. Those seg- establishing design criteria, the City can encourage the creation of a dy- spending potential for a retail trade area based upon population, income, ments of the market are not being fully serviced. namic, easily identifiable Town Center District that can accommodate and consumer spending patterns. By analyzing this data, one can de- daytime, evening and weekend activity, incorporating a mix of uses that termine the extent to which a community is or is not capturing its sales However, as we start to look at the 15-minute trade area, certain gaps are easily accessible and pedestrian friendly. potential. begin to occur (See Figure 17). Opportunities are no longer limited to furniture stores and beverage as opportunities for building materials and Understanding the pattern of retail spending within the Broadview some general merchandize retailers start to emerge. Additionally, an op- Heights Trade Areas will help us determine which retail sectors are ex- portunity for specialty food stores, restaurants and entertainment start hibiting “surplus” and which sectors are exhibiting “leakage.” Retail to develop. Those retail gaps increase significantly as we look at the sales surplus indicates that a community pulls consumers and retail dol- 10-minute trade area. While there seems to be some capacity to add a lars in from outside the trade area, thereby serving as a regional market. book store, the volume is not large enough to justify one of the national Conversely, when local demand for a specific product is not being met book stores, which would be essential if the City was to attempt the within a trade area, consumers are going elsewhere to shop, creating redevelopment of a Lifestyle-type center. Based on the retail gap analy- tail leakage. Retail strategies can be developed for specific retail sectors sis, we believe there is a strong opportunity to develop a high quality by analyzing the estimated amount of retail surpluses and leakages, giv- Community Center. The project could be anchored by a large format ing retailers a snapshot of a community’s retail market potential. Gener- general merchandise department store like Kohl’s, Target or Penney’s ally, attraction or surplus categories signal particular strengths of a retail and could also contain a home improvement store like Lowes or Home market, while leakage categories signal particular weaknesses. We have Depot. In addition, a small specialty grocery store and a collection of taken the income data for all the households within the three trade ar- full and limited service restaurants and small retail tenants, including eas (10-minute drive times, 15-minute drive times and 20-minute drive health & personal care and apparel stores can be supported. Finally, we times) and looked at people’s propensity to spend on certain items, then believe that some limited professional service office could be included looked at the supply of those various retail uses within that trade area. within the core retail area to take advantage of the convenience nature of this type of retail. A Retail Gap Analysis is not designed as a detailed plan of action, nor is it an exact science. Rather, it provides the necessary input for the most important aspect of a retail development strategy – in our case, under- Market Conclusion standing the type of retailers that can be recruited to the district, which The existing demographic data provides useful information to help us will determine the type of retail project that can be planned. determine the type and scale of retail project that can be developed in the Broadview Heights Town Center District. While it is unrealistic to We started by looking at the 20-minute drive time, which is the trade expect to attract a large regional center or upscale lifestyle center to area for a regional or lifestyle type project. As indicated by the chart in Broadview Heights, we can still capitalize on the district’s location and

Chapter IV 6 RETAILRetail Gap GAP Analysis ANALYSIS DRIVE TIME: 20 MINUTES Drive Time: 20 Minutes

Demand Supply Industry Summary Demand Supply (Retail Potential) (Retail Sales) Retail Gap Industry Group (Retail Potential) (Retail Sales) Retail Gap Total Retail Trade and Food & Drink (NAICS 44-45, 722) $5,991,044,159 $8,427,905,481 $-2,436,861,322 Total Retail Trade (NAICS 44-45) $5,096,190,006 $7,141,912,935 $-2,045,722,929 Total Food & Drink (NAICS 722) $894,854,153 $1,285,992,546 $-391,138,393 Clothing and Clothing Accessories Stores (NAICS 448) $235,670,623 $366,881,744 $-131,211,121 Clothing Stores (NAICS 4481) $189,035,269 $307,803,562 $-118,768,293 Demand Supply Shoe Stores (NAICS 4482) $22,803,697 $28,570,758 $-5,767,061 Industry Group (Retail Potential) (Retail Sales) Retail Gap Jewelry, Luggage, and Leather Goods Stores (NAICS 4483) $23,831,657 $30,507,424 $-6,675,767 Motor Vehicle & Parts Dealers (NAICS 441) $1,239,027,950 $1,677,183,645 $-438,155,695 Automobile Dealers (NAICS 4411) $1,065,998,086 $1,451,049,892 $-385,051,806 Sporting Goods, Hobby, Book, and Music Stores (NAICS 451) $85,225,458 $107,305,901 $-22,080,443 Other Motor Vehicle Dealers (NAICS 4412) $94,506,802 $91,046,770 $3,460,032 Sporting Goods/Hobby/Musical Instrument Stores (NAICS 4511) $40,408,416 $61,357,866 $-20,949,450 Auto Parts, Accessories, and Tire Stores (NAICS 4413) $78,523,062 $135,086,983 $-56,563,921 Book, Periodical, and Music Stores (NAICS 4512) $44,817,042 $45,948,035 $-1,130,993

Furniture & Home Furnishings Stores (NAICS 442) $178,844,195 $193,426,333 $-14,582,138 General Merchandise Stores (NAICS 452) $568,191,955 $971,691,878 $-403,499,923 Furniture Stores (NAICS 4421) $113,523,471 $94,898,954 $18,624,517 Department Stores Excluding Leased Depts.(NAICS 4521) $315,852,156 $525,686,062 $-209,833,906 Home Furnishings Stores (NAICS 4422) $65,320,724 $98,527,379 $-33,206,655 Other General Merchandise Stores (NAICS 4529) $252,339,799 $446,005,816 $-193,666,017

Miscellaneous Store Retailers (NAICS 453) $130,782,382 $135,376,841 $-4,594,459 Electronics & Appliance Stores (NAICS 443/NAICS 4431) $178,044,856 $275,367,811 $-97,322,955 Florists (NAICS 4531) $17,520,491 $11,563,038 $5,957,453 Ofﬁce Supplies, Stationery, and Gift Stores (NAICS 4532) $33,408,162 $40,308,692 $-6,900,530 Bldg Materials, Garden Equip. & Supply Stores (NAICS 444) $210,764,114 $343,781,456 $-133,017,342 Used Merchandise Stores (NAICS 4533) $8,098,871 $10,615,518 $-2,516,647 Building Material and Supplies Dealers (NAICS 4441) $194,554,224 $318,109,829 $-123,555,605 Other Miscellaneous Store Retailers (NAICS 4539) $71,754,858 $72,889,593 $-1,134,735 Lawn and Garden Equipment and Supplies Stores (NAICS 4442) $16,209,890 $25,671,627 $-9,461,737 Nonstore Retailers (NAICS 454) $304,426,540 $718,757,128 $-414,330,588 Food & Beverage Stores (NAICS 445) $931,756,316 $1,084,920,207 $-153,163,891 Electronic Shopping and Mail-Order Houses (NAICS 4541) $203,179,910 $608,661,448 $-405,481,538 Grocery Stores (NAICS 4451) $855,938,990 $1,027,021,708 $-171,082,718 Vending Machine Operators (NAICS 4542) $50,234,936 $60,988,686 $-10,753,750 Specialty Food Stores (NAICS 4452) $31,665,225 $37,229,668 $-5,564,443 Direct Selling Establishments (NAICS 4543) $51,011,694 $49,106,994 $1,904,700 Beer, Wine, and Liquor Stores (NAICS 4453) $44,152,101 $20,668,831 $23,483,270 Food Services & Drinking Places (NAICS 722) $894,854,153 $1,285,992,546 $-391,138,393 Health & Personal Care Stores (NAICS 446/NAICS 4461) $192,982,764 $253,804,601 $-60,821,837 Full-Service Restaurants (NAICS 7221) $454,213,290 $489,586,737 $-35,373,447 Limited-Service Eating Places (NAICS 7222) $303,957,327 $506,892,020 $-202,934,693 Special Food Services (NAICS 7223) $100,172,193 $151,711,691 $-51,539,498 Gasoline Stations (NAICS 447/4471) $840,472,853 $1,013,415,390 $-172,942,537 Drinking Places - Alcoholic Beverages (NAICS 7224) $36,511,343 $137,802,098 $-101,290,755

Figure 16

SOURCE: ESRI 2009

Chapter IV 7 RETAILRetail Gap GAP Analysis ANALYSIS DRIVE TIME: 15 MINUTES Drive Time: 15 Minutes

Industry Summary Demand Supply Demand Supply (Retail Potential) (Retail Sales) Retail Gap Industry Group (Retail Potential) (Retail Sales) Retail Gap Total Retail Trade and Food & Drink (NAICS 44-45, 722) $2,533,969,307 $2,289,354,500 $244,614,807 Total Retail Trade (NAICS 44-45) $2,157,618,083 $1,899,650,041 $257,968,042 Total Food & Drink (NAICS 722) $376,351,224 $389,704,459 $-13,353,235 Clothing and Clothing Accessories Stores (NAICS 448) $100,578,912 $102,882,983 $-2,304,071 Clothing Stores (NAICS 4481) $81,411,231 $83,506,609 $-2,095,378 Demand Supply Shoe Stores (NAICS 4482) $9,448,149 $8,786,629 $661,520 Industry Group (Retail Potential) (Retail Sales) Retail Gap Jewelry, Luggage, and Leather Goods Stores (NAICS 4483) $9,719,532 $10,589,745 $-870,213 Motor Vehicle & Parts Dealers (NAICS 441) $524,025,529 $260,542,574 $263,482,955 Automobile Dealers (NAICS 4411) $452,810,588 $196,757,206 $256,053,382 Sporting Goods, Hobby, Book, and Music Stores (NAICS 451) $34,761,350 $33,588,054 $1,173,296 Other Motor Vehicle Dealers (NAICS 4412) $39,399,297 $28,408,919 $10,990,378 Sporting Goods/Hobby/Musical Instrument Stores (NAICS 4511) $16,836,295 $20,839,754 $-4,003,459 Auto Parts, Accessories, and Tire Stores (NAICS 4413) $31,815,644 $35,376,449 $-3,560,805 Book, Periodical, and Music Stores (NAICS 4512) $17,925,055 $12,748,300 $5,176,755

General Merchandise Stores (NAICS 452) $233,983,073 $314,833,894 $-80,850,821 Furniture & Home Furnishings Stores (NAICS 442) $78,342,731 $41,475,250 $36,867,481 Department Stores Excluding Leased Depts.(NAICS 4521) $134,083,677 $149,221,982 $-15,138,305 Furniture Stores (NAICS 4421) $49,494,527 $17,953,240 $31,541,287 Other General Merchandise Stores (NAICS 4529) $99,899,396 $165,611,912 $-65,712,516 Home Furnishings Stores (NAICS 4422) $28,848,204 $23,522,010 $5,326,194

Miscellaneous Store Retailers (NAICS 453) $55,515,463 $41,076,482 $14,438,981 Electronics & Appliance Stores (NAICS 443/NAICS 4431) $76,871,323 $119,079,436 $-42,208,113 Florists (NAICS 4531) $7,943,635 $4,065,472 $3,878,163 Ofﬁce Supplies, Stationery, and Gift Stores (NAICS 4532) $14,142,242 $14,060,890 $81,352 Bldg Materials, Garden Equip. & Supply Stores (NAICS 444) $92,526,234 $76,754,001 $15,772,233 Used Merchandise Stores (NAICS 4533) $3,312,045 $1,789,592 $1,522,453 Building Material and Supplies Dealers (NAICS 4441) $85,735,781 $65,713,685 $20,022,096 Other Miscellaneous Store Retailers (NAICS 4539) $30,117,541 $21,160,528 $8,957,013 Lawn and Garden Equipment and Supplies Stores (NAICS 4442) $6,790,453 $11,040,316 $-4,249,863 Nonstore Retailers (NAICS 454) $136,322,653 $60,051,358 $76,271,295 Food & Beverage Stores (NAICS 445) $394,405,831 $385,429,423 $8,976,408 Electronic Shopping and Mail-Order Houses (NAICS 4541) $92,943,872 $32,472,232 $60,471,640 Vending Machine Operators (NAICS 4542) $21,497,852 $21,359,353 $138,499 Grocery Stores (NAICS 4451) $362,129,790 $372,058,767 $-9,928,977 Direct Selling Establishments (NAICS 4543) $21,880,929 $6,219,773 $15,661,156 Specialty Food Stores (NAICS 4452) $13,693,168 $7,148,898 $6,544,270 Beer, Wine, and Liquor Stores (NAICS 4453) $18,582,873 $6,221,758 $12,361,115 Food Services & Drinking Places (NAICS 722) $376,351,224 $389,704,459 $-13,353,235 Full-Service Restaurants (NAICS 7221) $185,673,332 $156,743,003 $28,930,329 Health & Personal Care Stores (NAICS 446/NAICS 4461) $78,840,503 $91,801,794 $-12,961,291 Limited-Service Eating Places (NAICS 7222) $131,473,333 $169,999,351 $-38,526,018 Special Food Services (NAICS 7223) $44,427,476 $33,352,200 $11,075,276 Gasoline Stations (NAICS 447/4471) $351,444,481 $372,134,792 $-20,690,311 Drinking Places - Alcoholic Beverages (NAICS 7224) $14,777,083 $29,609,905 $-14,832,822

Figure 17

SOURCE: ESRI 2009

Chapter IV 8 RETAILRetail Gap GAP Analysis ANALYSIS DRIVE TIME: 10 MINUTES Drive Time: 10 Minutes

Demand Supply Industry Summary (Retail Potential) (Retail Sales) Retail Gap Demand Supply Total Retail Trade and Food & Drink (NAICS 44-45, 722) $860,117,136 $434,612,788 $425,504,348 Industry Group (Retail Potential) (Retail Sales) Retail Gap Total Retail Trade (NAICS 44-45) $732,938,720 $344,576,501 $388,362,219 Total Food & Drink (NAICS 722) $127,178,416 $90,036,287 $37,142,129 Clothing and Clothing Accessories Stores (NAICS 448) $34,542,419 $4,886,584 $29,655,835 Clothing Stores (NAICS 4481) $28,113,904 $2,362,866 $25,751,038 Demand Supply Shoe Stores (NAICS 4482) $3,177,012 $10,832 $3,166,180 Industry Group (Retail Potential) (Retail Sales) Retail Gap Jewelry, Luggage, and Leather Goods Stores (NAICS 4483) $3,251,503 $2,512,886 $738,617 Motor Vehicle & Parts Dealers (NAICS 441) $180,460,813 $40,794,686 $139,666,127 Automobile Dealers (NAICS 4411) $156,681,983 $36,481,283 $120,200,700 Sporting Goods, Hobby, Book, and Music Stores (NAICS 451) $11,640,693 $4,138,923 $7,501,770 Other Motor Vehicle Dealers (NAICS 4412) $13,329,140 $2,341,625 $10,987,515 Sporting Goods/Hobby/Musical Instrument Stores (NAICS 4511) $5,700,420 $3,169,755 $2,530,665 Auto Parts, Accessories, and Tire Stores (NAICS 4413) $10,449,690 $1,971,778 $8,477,912 Book, Periodical, and Music Stores (NAICS 4512) $5,940,273 $969,168 $4,971,105

Furniture & Home Furnishings Stores (NAICS 442) $28,023,697 $7,819,400 $20,204,297 General Merchandise Stores (NAICS 452) $77,098,199 $34,349,574 $42,748,625 Furniture Stores (NAICS 4421) $17,758,668 $1,352,532 $16,406,136 Department Stores Excluding Leased Depts.(NAICS 4521) $45,602,203 $2,746,314 $42,855,889 Home Furnishings Stores (NAICS 4422) $10,265,029 $6,466,868 $3,798,161 Other General Merchandise Stores (NAICS 4529) $31,495,996 $31,603,260 $-107,264

Electronics & Appliance Stores (NAICS 443/NAICS 4431) $26,767,111 $22,160,071 $4,607,040 Miscellaneous Store Retailers (NAICS 453) $18,695,367 $7,308,943 $11,386,424 Florists (NAICS 4531) $2,776,053 $1,138,692 $1,637,361 Ofﬁce Supplies, Stationery, and Gift Stores (NAICS 4532) $4,748,421 $2,096,190 $2,652,231 Bldg Materials, Garden Equip. & Supply Stores (NAICS 444) $32,524,055 $7,861,028 $24,663,027 Used Merchandise Stores (NAICS 4533) $1,079,772 $549,038 $530,734 Building Material and Supplies Dealers (NAICS 4441) $30,358,016 $4,684,217 $25,673,799 Other Miscellaneous Store Retailers (NAICS 4539) $10,091,121 $3,525,023 $6,566,098 Lawn and Garden Equipment and Supplies Stores (NAICS 4442) $2,166,039 $3,176,811 $-1,010,772

Nonstore Retailers (NAICS 454) $47,843,455 $909,166 $46,934,289 Food & Beverage Stores (NAICS 445) $132,964,031 $129,470,818 $3,493,213 Electronic Shopping and Mail-Order Houses (NAICS 4541) $33,346,718 $0 $33,346,718 Grocery Stores (NAICS 4451) $121,912,577 $120,042,689 $1,869,888 Vending Machine Operators (NAICS 4542) $7,412,889 $382,734 $7,030,155 Specialty Food Stores (NAICS 4452) $4,729,464 $5,100,207 $-370,743 Direct Selling Establishments (NAICS 4543) $7,083,848 $526,432 $6,557,416 Beer, Wine, and Liquor Stores (NAICS 4453) $6,321,990 $4,327,922 $1,994,068 Food Services & Drinking Places (NAICS 722) $127,178,416 $90,036,287 $37,142,129 Health & Personal Care Stores (NAICS 446/NAICS 4461) $25,476,363 $14,332,994 $11,143,369 Full-Service Restaurants (NAICS 7221) $60,908,099 $38,960,599 $21,947,500 Limited-Service Eating Places (NAICS 7222) $45,658,206 $35,585,729 $10,072,477 Special Food Services (NAICS 7223) $15,737,413 $11,388,193 $4,349,220 Gasoline Stations (NAICS 447/4471) $116,902,517 $70,544,314 $46,358,203 Drinking Places - Alcoholic Beverages (NAICS 7224) $4,874,698 $4,101,766 $772,932

Figure 18

SOURCE: ESRI 2009

Chapter IV 9

objectives. Additionally, these groups can continue to be involved in fu- Chapter Five ture activities by providing comments, observations, support, and en- Physical Plan couragement.

The following chapter sets the direction, tone, and intent for the Master Desired Framework Diagram Plan. The Desired Framework Diagram represents the understanding and The Desired Framework Diagram represents a culmination of analysis synthesis of the existing and planned physical conditions, market op- and discussion within the community regarding the ‘big picture’ or con- portunities, the Master Plan Goal and Objectives, as well as community ceptual physical ideas behind the Town Center Master Plan. The Desired desires. These elements can be interpreted as the ‘building blocks’ of Framework Diagram is a tool for showing how the major physical pieces the Town Center Master Plan. They should be used as a benchmark for of the Town Center, such as connections, gateways, and neighborhood evaluating future development and design proposals. zones, should be organized in relation to each other and to the adjacent community. It highlights areas with predominantly similar development Guiding Principles, Goals and characteristics and patterns, and suggests a hierarchy between those Objectives spaces.

Critical to the formulation of the Desired Framework Diagram is the establishment of Guiding Principles for Future Development that can be used to evaluate future development proposals. Those principles form the baseline upon which the planning recommendations, land use recommendations, zoning and design guidelines should be based. As future development projects are planned and reviewed, it is fundamental that they adhere to the guiding principles set forth by this Master Plan. The nine key objectives outlined in Chapters I and II should be used to guide future development in The Broadview Heights Town Center Dis- trict. Starting with the Royalton Road – Broadview Road intersection and extending outward to the four quadrants, future development must be coordinated to establish a strong district identity and sense of place.

While it is unlikely that the district will be developed under a single ownership, the district development guidelines will serve as a unifying force encouraging quality development. Partnerships between property owners, businesses, citizens, civic associations, governmental entities, and other groups must be actively encouraged and supported. These groups should help support the implementation of the plan’s goals and

Chapter V 1 Guiding Principles for Future Development

• Emphasize Royalton and Broadview Roads as the major east west wetlands and provide integrated pedestrian gathering places and na- and north south transportation corridors for the Town Center and ture walks as appropriate. establish the Broadview and Royalton Road intersection as a major • Encourage sidewalk activity by developing outdoor seating, cafes focal point for the district. and other retail displays that are visible and accessible from the pub- Town Center • Develop focal points at the end of the proposed Town Center Loop lic streets. Retail Exist. Roads to visually anchor the street and reinforce the desired quality • Incorporate appropriate and attractive pedestrian amenities into all Retail and character that will allow it to be successful as a dynamic retail major pedestrian areas. These amenities should include coordinated Office and commercial district. This can be accomplished through the use street furniture, trash and recycling containers, bus shelters, paving, Office Office of decorative paving, landscaping or other architectural elements. landscaping and lighting. Mult- • Design internal circulation to encourage pedestrian interaction and Family Mult- activity by providing wide sidewalks, numerous small gathering Office Family Flexibility (flexible) places, and interesting landscape and hardscape.

• Establish gateways (or an appropriate Town Center entry experi- Multi-Family It must be noted that the land use boundaries (sub areas) illustrated on (flexible) ence/identity) at the boundaries of the town center district, includ- the attached framework diagram are intended to be flexible and may be ing the area south to Akins road and the Municipal Campus, North adjusted in the final development site plans. The sub area boundaries Municipal to Royalwood and east and west along Royalton road from Town Campus may be expanded or contracted, provided that the general relationships Center Drive to Seneca Boulevard. between uses and adjacent roads and natural features remain consistent. • Create a distinct district identity through the use of consistent sig- Single Additionally, land uses may be mixed within the same sub area (residen- Family nage, street graphics, lighting, and landscaping. Community tial and office over retail) provided that the final site development plan • Develop opportunities for a variety of multi-family residential hous- reflects the general plan intent. ing types, primarily focused on market rate, for sale product. • Develop opportunities for professional and low density office space Land Use Key within the district, well connected to the retail core. NORTH Town Center Retail • Improve intersection appeal and pedestrian safety by establishing A-1 Single Family distinctive cross walks and by making the major access points em- Legend B-5 Senior Housing Major Vehicular phasize the Town Center Identity. Thoroughfare B-2 Multi Family (Flex) • Provide extensive parking area landscaping and visual screening of Loop Road C-1 Local Retail vehicles from the major transportation corridors. Town Center Focal Point • Take advantage of natural site features such as stream corridors and C-2 Commercial Major Pedestrian Spine C-3 Office Project Gateway D-1 Community

Figure 19

Chapter V 2 The Illustrative Master Plan

The Master Plan illustration represents the planning concept for the Town Center and provides one potential solution for the future of the Town Center. This illustrative plan is intended to demonstrate a possible alternative showing how the policies outlined in the Master Plan could be implemented and should be used as another tool for evaluating future projects within the Town Center. The Illustrative Plan is not intended to be viewed as a site plan, but rather a concept of potential development resulting from policies and principles outlined as part of the overall plan. The purpose of this graphic is to illustrate how proposed infrastructure changes, street and traffic modifications and building arrangements can work with the available land and market conditions.

The Illustrative Plan drawing also provides a guide for physical improvements, showing concepts for new development and redevelopment opportunities by both public agencies and the private sector. The private sector is encouraged to work together with the public sector to develop alternative conceptual plans that support the Guiding Principles for Future Development. It is important to understand that before any final decisions are made regarding new development proposals within the Town Center, a great deal of attention will be necessary for the detailed planning, design and review of those projects. A new Town Center Zon- ing Ordinance along with Design Guidelines must also be developed to establish clear specifications for future development..

North

Illustrative Master Plan

Chapter V 3 The Northwest Neighborhood

It is anticipated that the Master Plan will need to respond to changing market conditions and dynamics, and therefore, the organization of the physical development graphically depicted in the Illustrative Plan will change. However, the principles and policies from which they were founded must remain intact in order to preserve the underlying conceptual vision for the Town Center. The design concepts shown in the Il- lustrative Plan represent a synthesis of the consultant planning team’s understanding of existing physical conditions, market analysis, and extensive feedback by many participants throughout the planning process. Several recommendations shown in the Illustrative Plan will require specific studies from both an engineering and legal standpoint. Issues such as land acquisition, common drainage facilities and road alignment will need to be evaluated.

Retail/Entertainment Development

Potentially 500,000 square feet at the following locations:

• In the southeast quadrant along Royalton road. • In the southwest quadrant, north of the wetland buffer. • In the northwest quadrant.

North

Northwest Neighborhood

Chapter V 4 The Southwest Neighborhood

North

Southwest Neighborhood

Chapter V 5 Restaurant and Entertainment Opportunities

North

Restaurant and Neighborhood Opportunities

Chapter V 6 Major Intersection Opportunities

North

Major Intersection Opportunities

Chapter V 7 Residential Development

Potentially 500 Units at the following locations:

• In 2-3 story attached town homes in the southwest quadrant.

• In a new multifamily neighborhood north of the Munici- pal Campus.

• In a new single family, conservation development west of Broadview Road.

North

Residential Development

Chapter V 8 Office Development

Potentially more than 450,000 square feet. At the following locations:

• On upper floors of mixed-use buildings in the southwest quadrant.

• Within the Southeast quadrant, expanding the existing low density office development.

• South of the wetland corridor in the southwest quadrant.

North

Office Development Office Development

Chapter V 9 Legend Major Pedestrian Connection

All Puropse Trails

Major Roads

NORTH

Pedestrian Connectivity Plan

Chapter V 10 Design Elements / Policies • Develop a small public gathering place on the southwest corner of the Broadview / Royalton Road intersection with strong pedestrian It is important that the Town Center establish a unique identity that is un- connections to the public sidewalks. like anywhere else in Broadview Heights. The Town Center would ben- • Design internal circulation to encourage pedestrian interaction and efit in many ways from features that promote a distinctive identity. These activity by providing wide sidewalks, numerous small gathering elements can also help to make the Town Center a cohesive district that places, and interesting landscape and hardscape. is easily recognizable. A series of signature focal points, open spaces and • Screen blank building walls and parking lots from the public streets gateways would help to reinforce this identity. The following are some by using appropriate landscaping and building articulation, espe- key design features that should be included: cially along Royalton Road.

Encourage sidewalk activity by developing outdoor seating, cafes • Improve the Royalton and Broadview Road intersection by intro- • and other retail displays that are visible and accessible from the pub- ducing decorative cross walks and paving patterns to strengthen the lic streets. district identity.

Incorporate appropriate and attractive pedestrian amenities into all • Reserve the property in the northwest and southwest quadrants of • major pedestrian areas. These amenities should include coordinated the Broadview and Royalton Road intersection for a well coordi- street furniture, trash and recycling containers, bus shelters, paving, nated Community Retail Shopping Center (or centers.) The retail landscaping and lighting. development should contain the appropriate collection of tenants and must be of sufficient size to establish the critical mass required Incorporate facilities for cyclists into street improvements and open to sustain a community retail center. • space plans. Facilities should include appropriately designed bike lanes along with bike racks and storage opportunities. • Develop focal points at the end of the proposed Town Center Loop Roads to visually anchor the street and reinforce the desired quality and character that will allow it to be successful as a dynamic retail and commercial district. This can be accomplished through the use of decorative paving, landscaping or other architectural elements.

• Integrate mass transit opportunities into the town center by coordinating with the Regional Transit Authority. Bus stops should be provided on both Royalton and Broadview Roads.

• Provide architectural elements, such as sculpture, public art and unique signage into the Town Center streetscapes to establish a strong district identity.

• Create small, urban ‘pocket parks’ to enhance the pedestrian environment throughout the Town Center and to provide transitions between structures. They can also serve to link the project to existing natural site features.

Chapter V 11 Physical Plan Recommendations Retail/Entertainment Development Center Planned Zoning District and the development of Comprehensive Town Center Design Guidelines. A proposed Design Guideline Outline The Master Plan for Broadview Heights’s Town Center strives to de- Potentially 500,000 square feet at the following locations: has been included in Chapter 6 of this report. scribe a potential vision for the downtown that maximizes economic • In the southeast quadrant along Royalton road. opportunities in a manner that is conducive to community goals and ob- In addition, in order to prepare the district for development, The City of jectives. As such, a variety of uses serving local residents, employees • In the southwest quadrant, north of the wetland buffer. Broadview Heights should secure funding to improve Broadview and and area visitors are included. Also incorporated into the plan are sites Royalton Roads, construct the Town Center loop roads and secure any In the northwest quadrant. for new residential development that could increase the local resident • wetland and stream channel relocation permits required to facilitate loop population. road construction. Open Space A significant amount of new development is anticipated by the Master Although it is recommended in the design guidelines that open space Plan recommendations. The following summary incorporates the physi- amenities be incorporated and encouraged within all new private devel- cal plan recommendations and anticipates the potential types of uses that opments, the Master Plan proposes possible public open space at the would be provided if ‘full build-out’ proceeded according to the Illustra- following locations, if feasible: tive Plan drawing; however, this is only one of many possible scenarios for the Town Center. • At the southeast and southwest corners of the Broadview and Roy- alton Road Intersection. Office Development • Along the existing wetland and stream corridor separating the Of- fice and Retail Uses. Potentially more than 450,000 square feet. At the following locations: • At key pedestrian areas integrated into the commercial and residential areas of the district. • On upper floors of mixed-use buildings in the southwest quadrant. • Within the Southeast quadrant, expanding the existing low density office development. Keys to Stimulate Development

• South of the wetland corridor in the southwest quadrant. By commissioning this Master Plan for the Town Center, the City of Broadview Heights has exhibited the leadership and vision that is the Residential Development necessary first step in repositioning an underachieving area. To follow- up this effort, the City’s leadership will need to be coupled with involve- Potentially 500 Units at the following locations: ment of other groups and private developers if the vision for the Town Center that is described in this Plan is to be achieved. As the foundation • In 2-3 story attached town homes in the southwest quadrant. for the Town Center Master Plan, the Desired Framework Diagram pro- • In a new multifamily neighborhood north of the Municipal Campus. vides a conceptual vision for the future of the Town Center; however, • In a new single family, conservation development west of Broad- several tools are necessary to evaluate actual development proposals and view Road. redevelopment strategies. These tools include the creation of a Town

Chapter V 12

Chapter Six Site Design Outline Design Guidelines Parking Setbacks Minimal setbacks for parking lots create traffic stacking issues and Site Issues and Recommendations leave minimal space for landscaping. By defining an appropriate parking setback, traffic safety and district aesthetics will be improved.To A comprehensive set of Design Guidelines to specifically address create a consistent setback, the city should establish parking setbacks site development issues that may be encountered within the Broadview that provide adequate area for parking lot screening, street trees and Heights Town Center District should be developed. Having a set of de- lighting. The City should also work to acquire all right-of-way neces- sign standards will assist the community in assessing future develop- sary to establish a consistent right-of-way along the major corridors and ment proposals and will insure that the City’s vision is fulfilled. The proposed loop roads within the District. City should use the following outline as the foundation for establishing development standards to be incorporated into the Broadview Heights Recommendations Town Center Planned Zoning District. The Town Center District Design Standards should take precedence over all other standards when consid- A minimum ten (10) foot setback should be adopted to provide an ade- ering site development within the Planned District. quate landscape buffer. This setback should only be permitted where the desired right-of-way width has been established. Larger setbacks should The specific areas that should be addressed in the Design Criteria can be be required along parcels where additional right-of-way acquisition is divided into four sections: anticipated by the city. Parking should be encouraged to the side and/or • Site Design rear of buildings; however, the standards must recognize that adequate • Building Design parking adjacent to the primary retail tenant entrance is critical for the successful operation of a community retail project. The impact of large • Landscape Design parking fields should be mitigated through the use of parking lot land- • Signage and Graphics scaping and screening along with generous pedestrian spaces.

Chapter VI 1 Building Setbacks and Orientations

On many existing sites, the significant building setbacks from the road allow broad expanses of parking areas that dominate the view. On other sites, the buildings are oriented in such a way that vehicular circulation is too close to the major roadways with poor traffic circulation and sight lines to maintain public safety.

Recommendations

A minimum 20’ setback for buildings is recommended. This setback should only be permitted where the desired right-of-way width has been established. Larger setbacks should be required along parcels where additional right-of-way acquisition is anticipated by the city.

Where feasible, minimize parking in front of retail uses to reduce building setback. Along Broadview and Royalton Roads, parking for small parcels such as restaurants, small offices and freestanding retail, should be located at the sides and rear of the building only, not between the Right of Way and the building. This is especially critical in the North- west and Southwest quadrants of the District when placing freestanding buildings along the street edge. This should not apply to larger tenant buildings where parking fields will be required between the storefront and the right-of-way. Commercial sites and community shopping centers While most buildings along Royalton Road will maintain a deeper should be organized to create shared parking opportunity. building setback, freestanding retail, restaurants, small offices and elements of larger buildings or retail centers can address the street with minimal setbacks.

Chapter VI 2 Parcel Access and Curb Cuts BUILDING DESIGN Numerous curb cuts exist along both Broadview and Royalton Roads Building Articulation providing each individual parcel with access. The curb cuts are often Building articulation, which is the expression or outlining of parts of the spaced too close together, creating circulation and safety problems. Stan- building by its architectural design, shall be provided in order to achieve dards should be adopted which address specific design criteria including the following: shared entrances, spacing between entrances, and spacing from intersections. • Create a complementary pattern or rhythm, dividing large buildings into smaller, identifiable portions.

• Break up the building mass through offsets and other methods that Recommendations articulate the horizontal and vertical building planes.

Full access curb cuts should be established as indicated on the Illustra- • Incorporate details that create shade and cast shadows to provide visual relief. tive Master Plan. Where possible, shared curb cuts are to be created, and overall circulation within each quadrant should be designed concurrently • Provide vertical reveals and projections to express a rhythmic pattern across the elevation. so that access drives and internal circulation is coordinated. Larger sites (e.g. retail centers) will be permitted more than one curb cut with a mini- • Provide other architectural details including texture, pattern, vertical and horizontal relief and other treatments that will reduce the mum spacing as indicated on the Illustrative Master Plan. visual impact of long blank walls. Foundation landscaping (where appropriate outside of Town Center Streets) designed to comple- Buildings with drive-through service may be permitted to have two curb ment the building architecture is encouraged but not required. cuts depending on site layout. Shared access between adjoining proper- • Emphasize building entrances through the use of appropriate accent ties should be encouraged to minimize curb cuts. Pad sites should share materials, building massing, facade offsets and by developing dra- access with larger retail centers for simplified on-site circulation. Curb matic combinations of architectural forms. cuts should be spaced at least 125’ from any major intersection, edge of pavement to edge of pavement. Right-in/Right-out only access should be Building articulation shall be provided as specified in the following: encouraged when secondary access is necessary. Appropriate stacking distances should be designed for individual sites. • All nonresidential structures fifty thousand (50,000) square feet in size or greater, except department stores, shall incorporate architectural variation of at least three feet in depth for every twenty-five feet (25’) in façade length.

• All nonresidential structures less than fifty thousand (50,000) square feet shall incorporate architectural variation of at least one foot in depth for every twenty feet (25’) in façade length.

Chapter VI 3 Building Materials Landscape Design Eighty Five percent (85%) of all building walls that are not transpar- Parking Lot Screening ent, including parking structures, visible from any specified public street, shall be covered with masonry, or any of the following materials: Parking areas adjacent to the major corridors should be adequately screened and should have appropriate interior landscaping. • Natural and synthetic stone, • Cement board siding, • Precast concrete, Recommendations: • Cast and cultured stone, Screen surface parking lots with a minimum 3’ high continuous ever- • Glass Fiber Reinforced materials such as Concrete and Gypsum, green or deciduous hedge, earth mounding, or masonry wall (hedge size • Exterior Insulation and Finishing Systems (EIFS), at installation = 24” height and 30” spacing). A creative combination of these elements is encouraged for longer frontages to avoid visual mo- • Synthetic Stucco. notony.

Corrugated metal and exposed fasteners are prohibited. Architectural metals are prohibited except for miscellaneous trim work unless they are approved by the City.

Any exterior building wall that is closer than 60’ to the right-of-way line of any specified major thoroughfare or collector street shall be required Roof Form / Type to be twenty five percent (25%) transparent. Permitted roof forms include, flat, pitched, arched and shed roofs. There shall be no restriction on the type of roof system incorporated into the All facades of an individual building, multiple buildings in a shopping design. center, or integrated business development, and all roofing in a shopping center of integrated business development shall have similar architectural design, color, and materials as specified above.

Building Form

A variety of architectural details, materials and building forms shall be permitted throughout the development. All portions of a structure shall have a unified design treatment, appropriate in scale and harmonious with other structures in the development.

Chapter VI 4 Parking Lot Landscaping Sight Distance

Provide interior landscaping to improve the overall visual quality of Sight distance at major intersections and curb cuts is critical for driver large parking fields. Guidelines for improving the aesthetic quality of and pedestrian safety. parking areas and the site should address breaking up large expanses of pavement and providing shade, buffering, and screening from adjacent Recommendations properties and roadways. The lowest branches of trees should be 8’ and shrubs should not exceed 36” in height. A sight line triangle should be established at all curb cuts Recommendations onto public streets as recommended by the city engineer, with shrubs not Any surface parking lot over 6,000 sq. ft. or 20+ parking spaces shall exceeding 24” height. provide interior landscaping with a minimum of 5% of parking area designated as green space.

No parking area should exceed 20 parking spaces in a row without Selection of Plant Material breaking up the pavement with a landscape island whose outside curb Minimum plant sizes at installation and suggested materials should be dimension is 36 feet X 9 feet, excluding appropriate curve radii to ac- established. The use of ornamental grasses and seasonal color should commodate vehicle maneuvering. be encouraged.

A minimum of one shade or ornamental tree should be planted per Recommendations parking island. Minimum standard plant sizes at installation are as follows: Parking lot trees (at installation) should be large growing, deciduous • Shade Trees. 2” cal. 12-14’ ht. shade trees 2” - 2 1/2” cal. and 12-14’ height. • Ornamental Trees. 8-10’ ht. Multi stem, 2”cal. • Evergreen and Deciduous Shrubs. 24” ht. • Evergreen Trees. 6’ - 8’ ht.

A listing of approved plant materials should be included in the Design Criteria. An overall landscape street tree plan should be developed for the district and included with the District Design Criteria.

Chapter VI 5 Signage and Graphics General Retail Wall Signs ment sign base shall match the primary exterior building materials, and All tenant stores located within the Town Center shall be permitted an shall conform to a standardized ground monument sign detail to coordi- Inconsistent sign types, sizes, colors and locations currently litter the exterior building sign for each separate exterior “customer” entrance. nate with the Town Center Identification signs. Broadview/Royalton Road corridors. The following recommendations Tenant signs shall not exceed 70% of the store front length on which the for signage modifications should apply to all new signs. In addition, the sign is placed. Letter height shall not exceed 36” in height except ma- Signs shall be composed of individual, free standing letters. No “belt” or City of Broadview Heights should consider implementing a program that jor retail tenants which shall be permitted 60” high letters. Blade signs, “box” type signs or “pillow” signs will be permitted unless they are part would require existing non-conforming signs within the Town Center canopy signs and three dimensional signs are also permitted, provided of a tenants national identity. All necessary sign supports and electrical District to be modified or removed over a designated period of time. the total tenant signage does not exceed the maximum calculated square connections shall be concealed. footage available based on tenant frontage. All signs must be illuminated and shall derive light from a concealed Type and Location source. No exposed lamps, globes or tubes will be permitted. Minimum Free Standing Out Parcel Buildings Signs return depth for illuminated signs shall be 5”. Illuminated signs may be Many signs along the corridor are too tall or large for the business that The maximum allowable number of signs per free standing building is “pegged out” from mounting surface for silhouette effects. they represent and the scale of the District. Appropriately sized signs in one (1) sign for each Public Street or circulation drive frontage. Signs visible and appropriate locations are the key to the success of business must be contained in one area on the facade and shall not exceed 70 % of Lettering on all store signs shall be limited to business or trade name of and the visual appeal of the District. length of the building face to which it is attached. Letter height shall not the premises. No sign manufacturer’s name, union labels, or other letter- exceed 36” in height except major retail tenants which shall be permitted ing shall be visible. Logo signs will be reviewed on an individual basis Recommendations 60” high letters. One detached ground monument sign shall be permitted by Developer, but in general, national tenants with recognizable logos for each individual building and such sign shall not exceed five (5’) feet within or adjacent to their trade name are acceptable. All logos shall Town Center Identification Signs in height and not exceed 45 square feet in surface area per face. Monu- adhere to the requirements of these criteria. One ground monument Town Center identification sign shall be permitted for each of the major driveway entrances to the development in any quadrant. The Ground signs may be mirrored on both sides of each entry driveway to create a gateway entry feature. Each sign shall be limited to 10’ height and shall not exceed 100 square feet per face, per side of entrance. In the event Town Center identification is incorporated into any proposed entry wall or landscape feature, only the actual area of sign text and any logo identifying the development shall be measured.

Additional ground monument identification signs shall be permitted adjacent to both Broadview and Royalton Roads provided they are coordinated with the design of the ground monument signs at the major entry drives.

Chapter VI 6 Lighting Standards Vehicular Roads & Parking Areas: General lighting criteria Metal Halide or LED fixtures shall be used with no direct glare onto adjacent properties or public streets. The glare from such fixtures shall be A parking lot lighting system using Metal Halide or LED lighting shall shielded from adjacent properties and/or public streets. be installed to provide a minimum illumination of 1.0 foot candle average between poles on all paved areas during business hours. Higher Standards, poles, and fixtures shall be compatible in color and in design light levels are permitted at entrances and other significant pedestrian throughout the site and no greater than 40’ in height. Accent and pedes- and vehicular areas as determined by developer, consistent with stan- trian lighting may be included with maximum pole height of 16’. dard industry practice.

Walkway Lighting: All lighting must be arranged or shielded (dark sky fixtures) to avoid ex- cessive glare onto any portion of the Town Center or adjacent properties Walkway lighting comprised of standard, pole, bollard and wall mounted or city R.O.W. Flood light type fixtures are prohibited, except in service fixtures shall be no greater than sixteen feet (16’) above grade. areas, provided light source is not visible by the general public during business hours. Architectural accent lighting of any type is permitted Accent Lighting: throughout the District. Up lighting shall be concealed or positioned to screen the light source

Parking lot areas shall have round tapered poles and concrete bases from adjacent property. Floodlighting or spotlighting of architecture, throughout Town Center with a maximum height of forty (40’) feet. graphics, or natural features shall not create spillage of light onto adja- Light standards and fixtures may be varied in design, color and height cent property or public streets. to provide different lighting for different situations. Bollard, accent and pedestrian scale lighting shall be permitted, as well as directional lighting to accent architectural features and amenities. Light fixtures shall be selected to complement building architecture. Finishes of any externally exposed fixtures must match the adjacent surface finish.

Security lighting for all paved areas shall be provided. The use of building mounted fixtures to illuminate parking areas is prohibited except for parking within receiving areas. Wooden light poles are not permitted.

Chapter VI 7

Chapter Seven Other Zoning Considerations

Land Use Recommendations Wallings at I-77 Wallings at As part of the Town Center Master Plan work, the City of Broadview Broadview Heights requested that the Planning Consultant look at several specific parcels of land outside of the Town Center Study Area and provide recommendations relative to zoning changes that may be appropriate based on land use adjacencies and other factors that influence zoning. This Downtown Chapter addresses those specific parcels and provides recommendations Study Area based on a preliminary review of the existing land uses. The consultant was not tasked with preparing a detailed economic land use evaluation Royalton (82) at I77 and was not asked to prepare any detailed site assessments, ownership or feasibility studies. The recommendations that follow are based solely on discussions with the Steering Committee and City Staff along with a review of the current zoning map. (Figure 20)

The Planning Consultant looked at the following four areas at the request Broadview South of the City of Broadview Heights:

• Broadview Road at Wallings. • Broadview Road South of the Municipal Campus. • Royalton Road at Interstate 77. Legend • Wallings Road at Interstate 77. Town Center Study Area NORTH Secondary Study Areas

MAIN Corridors

Land Use Recommendations Figure 20

Chapter VII 1 SPRAGUE ROAD

SPRAGUE ROAD 35 36 1 44 30 42 1 1 60 10 1 2 3 4 5 6 7 8 9 10 11 24 89 81 80 51 87 50 91 48 47 90 93 44 95 3 4 5 6 7 8 9 Broadview at Wallings Road 22 23 11 21 14 29 28 39 45 12 13 14 15 16 17 18 19 20 9 11 12 13 26 21 23 24 25 1 2 3 4 5 6 7 8 31 25 40 2 3 Existing 40 Broadview Road, in the vicinity of Wallings Road, contains a collection 10 26 45 43 2 49 46 12 2 27 27 9 4 Single Family of commercial and residential properties. While land uses are generally 42 44 78 13 41 28 52 30 8 29 14 32 41 43 94 consistent throughout the district, several parcels were identified that 77 42 D 53 22 30 A 42 59 15 33

O 40

581 R 5 65 64 63 62 61 60 could be rezoned based on either existing function or land use adjacen- 41 76 17 16 15 14 13 12 11 66 26 6 54 41 3

31 86 16 D V E

I A

E W FIRWOOD DRIVE R cies. 16 7 55 O 4

73 V I 6 D

33 34 75 R 39 17 581 33 D 23 43 Existing A 56 50 5 4 Y O

S T 18 74 R R 57 R 24 44 B 38 581

U A 83 27 E 6 35 19 H 34 24 58 R Single Family D

57 C 581 58 M 73 17 6 A 56 45 There are eight parcels along Wallings Road and three parcels on the 7 37 C 23 O 28 51 53 54 55 20 7

E L 57 59 18 19 20 21 52 M

70 R 5 35 59 18 8 21 8 4 36 west side of Broadview Road that are currently zoned single family 36 60 72 W 51 E 2A 37 9 I 22 9

19 Live / Work V 61 35 43 71 G 52 residential. Those parcels are highlighted on the adjacent map with the N 10 20 2 44

10 O 38 62 45

34 L 62 26 25 24 23 22 50 49 48 47 46 23 44 Mixed Use 70 53 recommendation that they be rezoned to C-2 General Commercial. All 1 63 11 24 11 85 SPRUCEDALE DRIVE 14 D 42 64 A 4 5 69 41 25 38 O 12 of the parcels are directly adjacent to commercial zoning districts and 39 40 13 R 33 54 30 32 38 39 38 37 47 29 31 3 35 13 65 26 68

D 14 581 12 would establish a logical limit to commercial zoning in those locations. 11 2 32 R 34 48 25 27

A 581 581 15 6 H 5 1 10 66 67 31 34 C 96 I 28 28 Extending commercial zoning beyond those properties is not recom- 7 55 R C-2 General 9 16 27 Comm. 26 30 13 mended. There are also three parcels located between Broadview Road 8 17 8 26 18 74 19 581 20 Commercial 21 7 25 22 3 9 23 and Avery Road that are currently zoned single family but are being used 24 10 25 29 18 88 35 34 33 37 36 35 34 33 32 31 30 14 15 16 17 6 24 11 92 58 36 10 11 34 27 28 29 40 46 61 56 49 12 12 23 51 7 13 EAST WALLINGS ROAD as professional office and parking. The office use is compatible with the 13 14 2 6 15 14 16 5 17 22 9 18 8 2 3 5 6 7 8 9 31 19 4 5 6 7 8 9 11 12 13 1 4 E 2 3 10 land use to the north and west and would mark a logical southern limit 12 20 21 22 23 24 25 1 7 16 C-221 General 30 N 75 19

A 8

15 53 L 1 9 20 29 to the commercial zoning; therefore, we recommend that the zoning be 4 7 20

S E 581 19 32 52 75 45 Commercial O 14 10 28 16 3 changed to office. 15 18 M R 581 74 39 2 I 98 14 16 17 18 19 20 21 22 23 6 K 27 13 1 11 33 36 73 HOLLYLANE DRIVE 15 46 44 E 8 17 12 U 5 31 30 16 7 29 77 32 24 32 28 97 16

31 30 29 28 27 26 25 581 1 27 43

N E 4 26 V Finally, there is a fairly large area of single family zoned land fronting 6 76 9 12 13 99 A 37 5 13 33 WO 3 OD 72 K 38 MERE 47 42 17

9 D O 16 RIVE

14 O on the west side of Broadview 5Road.9 While it would be logical to rezone 4 2 42 43 78 42 43 15 44 41 L 18 12 41 45 R 3 46 79 581 11 47

14 1 89 88 E 34 8 2 581 80 V those parcels to a commercial or retail use, there may41 be4 4an opportunity 10 15 71 40 O 19 1 16 15 6 9 81 581 40 11 40 70 39 20 16 C 87 39 45 8 5 29 to develop a small mixed use project with38 on street retail and integrated H 4 36 37 E B 35 6 48 69 100 21 VE 17 ST 86 DRI 48 3 NE 581 10 39 LA 7 18 N 85 residential. This property could beH EcombinedR with the existing automo- 50 17 EAT 47 5 2 15 35 36 68 U 48 H 48 23 22 18 T 84 49 4 1 19 38 51 50 D 9 Office 83 3 A 27 37 67 B bile dealership to the north (should that become available) to create a RO 20 37 49 23 52 2 38 O S 14 38 G 26 48 49 23 U 1 IN 11 V 8 91 L A 21 L L L 36 66 24 L 39 EV 50 A EY 24 more dynamic project. This type9 of mixed use project could56 actW as a 25 P 33 A 37 21 10 A 30 7 22 55 ST 40 R 35 65 E 22 12 K R 90 W 12 31 51 10 54 34 D D VALLEY PARK CIR R 32 93 IVE 23 A catalyst to stimulate investment in the district and5 3may be eligible for 21 6 VE 34 101 Broadview Road / Wallings21 Zoning13 Recommendations 64 11 4 10 18 29 24 R Existing 96 Y 25 3 20 19 46 33 95 9 41 63 CDBG funding. A new Mixed Use Zoning Classification would need to 14 R 52 5 2 19 5 25 O

N 26 22 26 1 17 28 A 94 L 32 Single Family 18 D 45 42 12 15 62 53

16 Y be developed. In addition, the entire district could7 benefit from improved 31 D 26 36 27 13 27 25 24 4 6 44 43 A 581 61 54

14 26 50 H 16 S 35 28 streetscape, signage and graphic design standards. 31 18 27 5 21 32 3 60 55 20 2 30

17 19 28 51 34 29 22 58 59 59 56 4 7 6 5 4 3 2 1 17 1 581 16 33 30 14 1 49 29 58 57 GLEN OAK DRIVE 32 31 25 23 15 24 15 8 9 10 11 12 1 9 13 14 26

1 22

E V

I 25 3 2 R 78 18 24 23 21

D 2

A I 4 R 79 26 3 71

581 2 20

C I

Chapter VII 2 5 12 Broadview Road South 11 9 1 3 10 13 5 1 2 4 21 10 1 20 19 13 12 13 9 3 8 4 7 5 2 11 18 EDGERTON ROAD EDGERTON RO 2 The planning team did not find any major zoning issues in the area south 1 3 1 6 2 7 9 3 4 5 8 1 11 15 1

14 6 1 2 of the Ohio Turnpike along Broadview Road with the exception of some 5 7 3 585 585 8 17 5 Existing 6 13 Ohio Turnike minor housekeeping issues. The largest of which is the Wiltshire Golf 4 1 6 7 7 Single Family 12 36 8 9 5 19 18 P 9 12 585 Course Community. The existing zoning map indicates that the site is R 6 3 37 ES 10 SE TW RO 11 L E 1 IC E N 7 16 K M LA 4 D 22 23 8 21 zoned community; however, it is our understanding that development 585 R 9 33 IV 20 21 10 1 E 10 19 24 18 20 17 4 11 16 13 14 15 19 OH 17 ING 34 IO was permitted by special ordinance approved through planning and City 12 ROSS 58 59 RY C 65 66 67 68 69 6 5 72 71 70 69 68 67 66 65 64 63 59 58 57 74 5 18 BER 25 64 62 61 60 T 22 16 TURN 63 U VEN 26 57 60 RN 33 EHA 28 27 62 PIK STON 31 30 29 4 OURT 32 6 15 C 32 5 35 B FIRESIDE TRAIL Council. While this does not present a land use issue, it is our recom- AL 2 23 59 56 D 61 57 W 46 T 14 36 41 I 48 47 4 78 31 13 N 73 42 C 49 3 24 40 C 49 5 30 56 37 42 T 585 AR 39 B 25 55 50 17 N E 55 43 E T 50 54 55 56 75 U L T 29 1 53 D R 51 L 52 mendation that the City of Broadview Heights adopt a “Golf Course RC 58 4 38 U 48 51 585 29 I 43 C 54 O 585 R 8 26 C 52 3 18 27 NT 44 7 30 A 28 53 GE E 46 45 53 45 38 R 47 44 47 Existing 52 89 44 52 43 31 48 42 12 12 Community” or “Recreation Community” Zoning Classification and re- 53 51 E 6 TOWPATH ROAD 39 54 LAN 45 41 LD 2 32 46 51 50 62 GO Industrial 88 EY 40 40 N 29 50 49 63 O 33 585 70 H 1 2 41 64 39 30 8 STANFORD 77 31 34 zone this site accordingly. A new zoning classification would establish 65 87 32 28 49 COURT WEDGEWOOD 76 71 38 33 35 8 CIRCL4E2 75 66 28 34 74 86 36 67 34 44 72 43 37 27 27 73 68 26 37 strict standards for future developments of this type. 35 48 85 25 3 72 73 36 38 45 46 69 24 3 26 47 71 SS 76 CL 2 35 23 A 39 9 EA 70 84 P RVI 74 N 77 O 6 C EW 10 22 TO R OU W 25 C 40 RT 1 NE 7 H 3 9 83 A 9 21 8 R 5 2 75 Rural Residential D 9 4 8 24 20 3 10 LA 18 82 23 N 7 76 11 E Recreational7 4 19 A second zoning inconsistency was noted in the Macintosh Farms sub- 18 22 17 6 12 14 81 11 8 5 16 49 77 41 11 25 15 47 13 16 19 15 E 9 585 14 12 80 10 N Community 585 24 46 14 20 division, where a large parcel of land remained single family while the A 2 17 94 10 13 4 95 14 585 L KE 15 93 NSING 45 79 1 21 23 TON 78 16 16 20 S 17 R 18 C 92 E 68 69 70 11 OUR 44 R 96 67 47 1 T 90 91 L 71 48 46 29 101 L A C 28 15 22 EW I 68 89 T APPLE 19 43 90 R 97 66 72 45 6 A I R 12 20 22 87 S 49 NE 21 C O 30 surrounding land was zoned Rural Residential. While this is not a sig- D R T C VALLEY 44 21 42 98 S O

T 73 N 27 23 100 65 U 48 69 111 CT 50 D A 13 98 91 R 43

112 99 64 74 L 14 . 110 41 E

28 70 I T 31

E T 27 24 63 F 20 29 68 100 75 51 S 14 40 99 D 109 101 42 26 5 71 62 1 Q 25 92 77 7 nificant departure from the adjacent rural residential zoning, those par- U 67 108 52 32 19 30 ESI 76 41 E 39 102 61 53

E E 72 15 R 66 73 78 54 25 N 26 I 107 RO N S M 40 15 18 P 38 F P 103 60 E 31 B 93 IP 73 C 33 A L P I A U 98 65 EN 106 RC 79 55 L C L 39 16 C R 64 IR E 32 E Y 37 E C 75 104 59 63 LE 1 17 L 7 33 105 83 80 56 38 24 19 cels should be rezoned to rural residential so the entire Macintosh Farms 62 C 34 86 84 23 21 76 Y 36 94 R 78 97 I 79 77 82 81 39 41 43 A C 57 37 38 88 20 3 80 40 22 5 35 61 42 87 85 24 0 W 7 N N 23 12 58 36 37 56 R 34 1 80 67 O I 96 95 60 E 81 85 T

A D 1

82 6 65 R L 22 F 35 50 11

59 83 26 K U

subdivision operates under consistent zoning regulations. O NE BR 13 36 65 91 EN EST Y G A I 82 66 92 25 E 118 84 L GH 90 D O 113 58 64 69 R D T MAC 81 49 A PR C R H INTOSH 27 U L O LANE NORTH 35 67 68 L S W E N RO I 145 O 48 DR 57 F 122 63 44 28 I 585 N 69 VE 53 L 117 W 34 62 70 585 L 61 47 114 9 56 86 E 125 3 45 29

52 A E 1 E 2 Y 127 33 71 21

Y 143 117 B 55 54 B 99 S 85 32 U 87 60 46 30 46 E C 129 31 59 K 72 116 C LE 115 E 11 47 31 45

5 51 A L L 30 51 6 A T E 83 L 141 115 IS T89 29

7 N 28 99 H R L 44 8 P 139 131 48 32

D E T U 18 189 C

Finally, there are ten parcels of land on the east side of Broadview Road 12 11 O

O C 13 9 R 10 E 27 43

O 113 I 49 33

14 L 91 8 W 48 W Y C E P 179 137 26 52 50

I 42 15 187 A B N N P 177 133 51 22 C VEN 34 E 47 ER U A A N O 1 E 53 72

S A W H L Y 111 25 41 C C

40 42 U O 35 15 39 A N 94 41 T H A 4 E 76 26 that are currently zoned industrial. These parcels are surrounded by resi- R 135 7 T 2 O K P 46 A 12 IV 25

A 181 24 54 T R R 43 175 93 N L 185 M D U 169 G E 167 Rural D 74 40 17 45 S 173 E 94 R O R EL LA

U D N EER 55 F 44 W I N 5 3 23 T T 20 19 18 17 16 15 15 13 12 11 49 F RT W A 37 38 D 183 U A R 18 L O 95 X 39 L

O C O ST 98 38 O

T O W 171 Y 22 E A L 36 10 37 OW 165 V E 96 L B 19 NH OLL A R 147 R dential zoning to the north, south and east along with residential zoning 21 AR L R R 109 F 10 97 T N 9 34 E Residential 33 T D 21 6 3 4 5 S SEXTON ARCHER SWEET BAY 20 36 32 3 R 163 B 97 95 2 73 R L 35 31 A 1 25 VE 176 R L 8 76 6 24 E Y I I 23 U 26 27 28 COURT L 149 20

22 Y 8 COURT COURT 21 O E R E 5 56 7 W O 1 W L V 107 P DRIV N O E 161 74 75 A E 8 C I S K 19 2 W 15 22 N E A N O HAM 32 31 22 21 16 C 99 E W 57 ILTO 7 XG L I A 159 L 5 73 N 52 29 A 17 23 L 151 D 9

N on the west side of Broadview Road. The City of Broadview Heights Y O H C V I 24 30 R 1 25 26 27 28 29 18 18 58 IV

F D 41 O 6 30 23 52 20 53 14 105 16 18 E 10 50 30 51 16 T 33 51 5 A 17 49 18 G 17 77 19 4 29 24 19 101 O 15 11 42 31 49 50 585 157 103 10 14

N 3 155 153 R 9 13 10 79 B

VI 50 78 48 35 25 80 13 53 32 E E should consider rezoning those parcels to rural residential or cluster de- 43 O AN 33 26 MCCLARE L 13 32 12 27 2 N C OLD MILL 9 34 C 33

46 47 48 A

N 31

34 T PATH 88

R R C E

O L

R E

D velopment to be consistent with, and protect adjacent development. Broadview Road South Zoning Recommendations C

Chapter VII 3 R E 17 6

K 36 5 7 5 C 18 33 E 29 14 3 53

R 582 4 B 33 4 21 22 32 38 15 2 10 28 30 19 2 37 23 3 12 27 8 31 18 HARRIS ROAD 9 32 2 20 3 6 19 1 4 582 3 5 7 4 7 6 5 1 11 2 49 3 5 30 20 31 17 8 12 9 8 18 19 10 21 15 30 Royalton Road at Interstate 77 26 51 21 9 22 1

29 10

E E

V 25 13

23 G

22 I

48 7

24 D 28 R

Northwest Quadrant 25 7 34 E

Y 36 T

27 R N

23 I R

20 E 17

O P 26 B 583 7 24 N

A 22 The development along the north side of Royalton Road in the vicinity 46 2

34 R 39 C 25

17 37 35 30 31 of Interstate 77 is a mix of Interstate Highway Shopping Center, Local 3 44 583 8 32 Proposed 25 1 16 CRANBERRY LANE 47 Retail, Office Laboratory and General Commercial. Due to the area’s 9 15 21 1 28 38 Single Family 43 50 1 19 14 26 16 42 10 10 33 proximity to Interstate 77 and proposed interchange improvements in 27 Attached 13 I-77 24 T 12 C 18 the district, the area has significant development potential. Office, Retail 8 4 29 9 EY L 3 23 L 40 45 A 41 V 5 and Highway Commercial uses are all appropriate. The importance of 16 22 E 4 L 6 24 4 G 9 23 EA this district as a gateway into the community cannot be overstated. 2 6 H 10 5 3 15 A R 22 R IS 11 K Existing R 21 O 12 A 20 Existing D 14 Single Family 13

1 7 3 Existing development in the district, especially in the northwest quadrant 583 7 Industrial

21 E

17 T 2 583 A 583 D

A T of the interchange, is haphazard and uncoordinated and would benefit S 24 DRIVE 16 17 O

R 7

R E

T N

15 N O 4 I T L from the creation of a planned development district. The development of 14 A 1 Y O 8 R 583 D 19 L 6 a comprehensive plan for the northeast quadrant would create opportuni- O

2 ties for medical office, large format retail, hotels and other commercial 2 17 uses in a planned environment that would enhance the district’s visual Proposed appeal and provide development opportunities that do not currently exist 583 20 7 5 6 Planned anywhere else in Broadview Heights. However, there are several parcels 2 11 Existing1

5 4 Industrial Mixed Use 3 VD fronting directly on the north side of Royalton Road between Ken Mar 4 L 1 2 B 583 S 15 L L 583 3 I Industrial Parkway and Treeworth Boulevard that would benefit from 16 District H 10 H Royalton Road T U 4 16 SO 2

VD the C-4 Shopping Center zoning classification. Those parcels could be Y 15 11 L 1

B PK 5

R developed independent of the larger planned district and would provide a I 6 O 3

R 5 9 9B 583 12 14 15 MA 17 consistent land use pattern along that portion of Royalton Road. 18 7 EEW IT

R 6

N EX 3 T A E 9 17 4 K 1 7 16 T EXI

D 14

A 10

O ST 7 8 5

R 7 E 9

W Harris Road Property E 13

D PL D C 9 A VEN O

A R

A 1

L N Proposed ET O

P T

A L 7 583

R A The final recommendation in this area relates to the two large parcels T OY 2 R 23 O R 5 S 6 8

A ET 4 L 7

K Y

PO 9

A 10 6

T C-4 east of Interstate 77 on Harris Road. These parcels are currently zoned 1 A 11 8 8 2 14 13 12 1 3 M 5 4 6 8 4 Light Industrial but could be rezoned to permit attached single family or Royalton Road / I-77 Zoning Recommendations townhome style development. The future zoning of these parcels should be evaluated based on the strength of any specific development proposal that may be submitted. The existing Light Industrial zoning is appropriate absent any new development proposal.

Chapter VII 4 Wallings Road at Interstate 77 SPRAGUE ROAD SPRAGUE ROAD 9 28 16 1 2 3 4 5 6 7 8 10 11 8 9 24 2 3 4 5 14 6 9 10 11 2 26 6 7 80 2 4 5 6 7 8 1 3 4 5 6 7 19 2 3 5 6 7 8 22 20 18 9 1 3 85 1 2 3 4 5 20 21 8 1 4 The area along28 2 7 Wallings26 37 25 39Road at Interstate 77 is perhaps the District 45

36 46 that has the most development opportunity. The land use characteristics 58 83 582 86 73 3 37 62 44 of the area surrounding the Wallings Road / I-77 interchange make it 23 32 43 34 47 61 87Existing 26 strong candidate for rezoning to an office type use. Currently, this area 35 Proposed 42 65 48

22 I-77 27 Single Family is occupied by single-family homes which front on Wallings, Sprague 69 41 49 Low Density 12 26 582 63 75 50 and Mill Roads. The Wallings Road interchange provides access to the 40 6 582 39 78 21 7 39 51 31 71 Proposed582 O ce 24 18 52 29 5 regional transportation network and is accessible from both the Cleve- 68 38 72

582 D 41

35 66 4 37 A E

57 V Attached I

land and Akron markets. Discussions with the Steering Committee re- O 20

D R

12 R

30 A 36 D 56 81

34 O

R 53

E W E Single 42

vealed that there was a strong desire to balance the rural character of 34 I

76 35 N I

55 V

33 T 79

H L

582 Y L

28 S I G 33

1 I 77 O

A 32 19 K

the area with the opportunity for office development.582 Transitional land S R

54 R

R Family

2 C

W 11 T 31 59 Comm. 67 54 31 S Comm. uses should be provided as a K buffer between existing single family land 32 32 57

64 60 A

53 30 O 33 13 18 1 C 70 31 uses and office development.I Additionally, lower density buildings and 5 52 29 12 1

38 14

T S E 84 30 T 7

J 17 28 13 7 51 extensive landscape buffers and28 setbacks are desirable to help maintain 15 19 EXI

11 29 E A M 13

55 A 82 28 17 50 27 25 16 the rural character. Any new development in this area will require im- ST

56 ER 49 21 26 24 T

N provements to the Wallings Road bridge over Interstate 77. The existing I 48 25 14 17 27 15 13 24 23 22 21 20 18 9 19 15 17 7 25 18 16 16 15 14 27 30 31 29 27 25 24 23 22 74 20 19 two lane cross-section46 22 is47 not adequate to safely handle the existing traf- 14 13 40 12 43 19 23 21 10 26 21 23 24 17 16 15 14 23 22 12 11 10 9 17 16 15 EAST WALLINGS ROAD EAST WALLINGS ROAD 10 17 12 13 14 15 fic during certain peak hours and will need to be improved if additional 11 1 2 3 4 5 6 7 8 9 19 20 31 2 3 28 4 4 2 9 6 57 5 106 107 108 109 110 1 3 8 1 61 3 4 26 9 8 6 5 7 3 7 16 48 45 7 4 6 5 13 10 9 2 11 development is to take place. Assuming transportation improvements 33

104 18 1 46 10 41 42 105

are implemented, the planning team recommends the following zoning 25 27 D 10 999

R A 15 50 43 58 103 36

11 D 24 28 11 40 1 V 78 E

D Proposed

A L

79 E A

modifications:17 O 2

N U O

80 77 51 R 23 29 39 44 59 102 A

12 O 12 R

L 18 11 63 B

E W 81 22 45

T 60 A 101 Low Density

76 13 30 13 38 E

G H

52 N

I C Y ST 27

12 582 37

N G

75 A

J A 21 R Comm. 82 9

I 61 Rezone the area west of Interstate 77, north of Wallings to permit 37 R 46 100 14 31 14 M

• C R W I 19 13 E L 30 A 35 O ce 53 C 20 L

64 M 83 36 47 62 99 attached single family or townhome style developmentA to serve as a 15 32 15 R 29

20 R 16

T O T

R 19 582 A 1 84 65 16 33 35 48 63 98 18

49 54 5 U 16

buffer 4between1 single family land uses and the freeway. 11 D 26 10

O D 18 C 582 34

55 66 34 49 64 97 23 T

I S 17

21 85 74 8 17

I X E

A K E LENWOOD ROAD Rezone the land area east of the Interstate and67 north of Wallings 17 • 47 E

86 73 56

R E

R K C 60 35 32 59 18 33 50 65 96 4 582 16

42 C Road to Low Density Office,72 with building57 68heights limited to two 16 13 87 A 582 Comm. H 36 19 95 5 T 32 10 66 1 69 51 and three story heights with71 a maximum58 density of6 220,00071 72 SF per 15 88 73 74 75 CR 67 94 Existing EEK 37 20 31 52 SIDE 6 34 acre. The existing parcels zoned61 6community0 59 should70 remain as is.TRA 25 62 CE 76 44 81 80 38 21 30 53 68 93 THACKERAY COURT 79 Single Family 7 14 63 78 82 46 14 92 • Rezone3 the land area east of the Interstate and83 north of Wallings 39 22 29 54 69 8 66 67 69 70 84 64 65 68

23 28 55 91 9 24 Road to2 Low Density Office, with building heights limited to two77 40 70 43

I-77 Existing 17 56 71 90 and three story heights with a maximum density of 20,000 SF per 41 24 27 D 21

18 A

11 O Single Family

72 R 13 acre. 42 25 26 8

23 24 26 27 28 29 30 31 32 58 47 48 49 50 582 25 L 14

73 89 88 87 86 10 L 12 I 20 51

WOODVIEW DRIVE M LOUIS ROAD 15

E 19 T

V 44 45 I 22 74 79 S

14 40 39 38 37 36 35 34 33 57 56 55 54 52 75 R

80 83 84 85 12

A 82 E

D 81 E 12 Wallings / I-7776 Zoning Recommendations V I 13 R 19 D 53 78 R

D O E D 43

N O I

10 77 L Y

W 11 20 21 12 24 25 26 27 28 29 30 E N K

S 14

L 44 T S 17 40 3 41 42 1 L 38 39 18 7

1 4 5 9 2 19 A LORIPAT DRIVE A 20 25 27 32 38 36 30 29 E KAREN LYNNE DRIVE 15 BRAMBLEWOOD DRIVE Y E R

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