Larchmere Boulevard Business District Master Plan Update

Larchmere Boulevard Business District Master Plan Update
The Shaker Square Area Development Corporation
The Larchmere Merchants Association
The Cleveland Urban Design Collaborative
Boulerd Strategies
The City of Cleveland
The City of Shaker Heights
1
INDEX
LARCH01: The Context for Planning
Previous Studies, Current Plans and Purpose of the Study..............3
Objectives in the Planning Process....................................................3
Planning Methodology........................................................................4
LARCH02: Existing Conditions
Market Conditions Summary – Boulevard Strategies.......................5
Physical Conditions..............................................................................6
Analysis and Mapping.........................................................................7
Vacancy...............................................................................................8
Development Potential.......................................................................8
LARCH03: Master Plan Study Areas
2
Overview and Goals for Development.............................................9
Renovation of Existing Structures......................................................10
Pedestrian Friendliness and Streetscape Improvement................11
Setback and Visible Facades...........................................................12
Neighborhood Gateways.................................................................13
Parking................................................................................................17
Targeted Infill Opportunities and New Civic Spaces.....................18
LARCH 04: Next Steps
Priorities for Implementation..............................................................21
Acknowledgements..........................................................................21
Annotated Illustrative Plan and Sketch..................................22 & 23
The Context for Planning
Previous Studies, Current Plans and
Purpose of the Study
It has been approximately two decades since comprehensive
planning has been undertaken for the Larchmere Business
District. Commercial Redevelopment Plans were completed
in the late nineties following the loss of a large anchor tenant
(Sedlak Furniture) to the suburbs. This change facilitated the
need for a redevelopment plan for Larchmere.
The market conditions and current tenancy have facilitated
the need for a new look at Larchmere Boulevard. Today, the
single largest tenant is a charter school, in the former Drug World
space located at the corner of East 121st Street and Larchmere
Boulevard and questions have arisen as to the capacity for
the district to maintain its status as an antiques District as these
retailers work to sustain their businessses.
The previous redevelopment plans envisioned Larchmere as a
“regional center for home furnishings and the interior decorative
arts”, assuming that antiques and specialty retail would continue
to dominate. This vision must be re-examined now that the
district lacks an anchor tenant and the land use mix is not as
unified around retailing as was once envisioned. An urban
design strategy needs to be developed to integrate current
vacant sites and redevelopment opportunities into the fabric of
the neighborhood. It is also important to investigate connections
to Shaker Square, the RTA and the Lakes to Lakes Trail along
Fairhill Road.
This study takes a fresh look at the Larchmere Boulevard
Business District and the Surrounding Neighborhood. The study
evaluates existing conditions and makes recommendations
to weave together the interconnected businesses, institutions,
housing and green space that exist today and will be proposed
through this design exercise. We have produced a master plan
update for the area, outlining land use and redevelopment
recommendations, infrastructure improvements, green space
opportunities and connections.
Objectives in the Planning Process
•Analyze market and retail trends of local
and independent business in relation to
the Larchmere commercial district;
•Build a sense of community amongst
residents, merchants and property
owners; and;
LARCH01
•Develop guidelines for physical
development informed by the market
analysis and the community that
compliment existing businesses and allow for
sustainable growth.
3
treet
Blvd.
N. Mor
eland B
lvd.
E. 121st S
Larc hmere
The Steering Committee consisted of City staff from both the
City of Cleveland and the Shaker Heights, staff of the Shaker
Square Area Development Corporation (SHAD), Larchmere
Merchants, Residents and the consultant team from the Urban
Design Center of Northeast Ohio and Boulevard Strategies. The
Steering Committee met at key points in the process to review
the progress of the work, evaluate technical conclusions and
emerging directions, and process the opinions and ideas put
forward by the community-at-large. Community-wide input
occurred during three public meetings held during the study
process as well as multiple merchant/resident focus groups.
Shaker Blvd.
Above: Aerial photograph of the study area
Planning Methodology
The plan was a multi-phase process, beginning
with an analysis of existing conditions and
current development trends along the corridor
and in the neighborhood. This was followed
by an extensive community-based process to
define a shared vision for the future, and then
by the development of a detailed master plan
update to achieve this vision.
4
The planning process for the Larchmere Business
District Master Plan Update was directed by
a two-tiered organization, including a project
Steering Committee, and the community-atlarge.
The process was organized around a series of public forums.
During these meetings the consultant team worked directly
with the community, business owners and Steering Committee
to secure agreement on development directions for the
neighborhood and preferred design concepts for specific sites
and public improvement projects. The results of these meetings
become the basis for preparation of the plan.
The process began by collecting data about existing conditions
in the neighborhood. The UDC prepared an up-dated base
map of the Larchmere Business District and surrounding
neighborhood, along with a series of maps of current conditions,
including land use, zoning, and recent and proposed
development projects. The maps and exsiting conditions
analysis were supplemented and enhanced by the detailed
marekt analysis produced by Boulevard Strategies. This process
led to an overall understanding of the development potential
of the neighborhood, including the strengths to build on and
opportunities to be addressed by the plan.
Based on community input and an analysis of existing conditions,
the UDC prepared a presentation of preliminary development
ideas and options. These preliminary ideas were reviewed with
the Steering Committee and the community at large. The plan
was then refined with an increased emphasis on key areas
of development potential, enhancing gateways, increased
public open space and enhancement of the main commercial
corridor. The final plan was again reviewed with the Steering
Committee and the community.
Existing Conditions
Market Conditions Summary – Boulevard Strategies
At the time the market study was conducted, Larchmere
Boulevard had 38 retail businesses, occupying about 169,000
square feet of space. Its top retail draws include four restaurants
(Academy Tavern, Big Al’s Diner, Larchmere Tavern, Boulevard
Blue and a deli (DaVita’s). They compete for the dining dollar
with 225 other food and drinking places within a 5 minute
drive of Larchmere Boulevard. Another strength in Larchmere
Boulevard’s current tenant mix is a preponderance of resale
retail businesses, including antiques, thrift, and consignment
shops and specialty retailers like Loganberry Books, Wool &
Willow Needlepoint and others. Economic conditions and the
environmentalism movement have contributed to strong growth
trends among such businesses. Larchmere Boulevard features
several arts and crafts independents that thrive off of multiple
income streams from materials, equipment, kits, books and
manuals, e-commerce, finished goods, accessories, and classes.
These are strengths on which to build.
In summary, Larchmere Boulevard, with
its historic architecture and family-owned
businesses is an important link to Cleveland’s
past but this image is in need of an update for
a new generation of consumers. For example,
its marketing focus on antiques could be
broadened to include eco-friendly resale retail
and trendy crafts boutiques. Strategies to bring
Boulevard Strategies estimates that Larchmere Boulevard
more traffic to the District include: recurring
retailers registered about $16.5 million in 2008 sales revenues. On entertainment venues, promotional event, and a
a sale per square foot basis, this works out to $159, about 20%
branding and marketing campaign. Identifying
below industry averages. Restaurants and services businesses are an anchor tenant for the district should also be
performing closer to expected averages than are Larchmere’s
pursued.
retail shops.
LARCH02
Top strengths of the business environment on Larchmere
Boulevard cited by the merchants interviewed include its unique
mix of independent businesses, its location between Cleveland
and the East Side suburbs, the diverse, close-knit community
it serves, and its pleasant, walkable environment. Challenges
include negative safety perceptions, lack of merchant cohesion,
the absence of retail anchors, and absentee landlords.
5
Larchmere Boulevard serves several market segments as follows:
Close-In Market (21% of customers): An estimated 115,554 persons in 48,410 households
live within a 5-minute drive of Larchmere Boulevard, representing a $1.1 billion/year retail
market. Larchmere Boulevard merchants captures only about 0.3% of this segment’s
annual retail expenditures in spite of its close proximity.
East Side Metro Destination Market (60% of customers): This market segment includes
residents of Cuyahoga County that live east of I-77, beyond a 5-minute drive of
Larchmere Boulevard. These estimated 482,500 persons in 205,287 households represent
$3 billion/year retail market (not including Convenience Goods & Services expenditures).
Larchmere Boulevard merchants capture about 0.3% of the large regional market.
Larchmere Boulevard is diverse in retail/
service mix and physical form. There is a
significant range of building types, styles,
condition and setback. This diversity adds to
Larchmere’s character and charm.
Other Potential Markets (19% of customers): These add-on markets include millions of
tourists and visitors to nearby attractions as well as 53,500 persons who work within a 5
minute drive of Larchmere Boulevard. Daytime workers represent a potential $100 million/
year market for Convenience Goods & Services and Dining & Entertainment purchases
for Larchmere businesses.
Redevelopment and leasing efforts should coalesce around three market positioning
themes that will differentiate Larchmere Boulevard.
Cuisine & Culture: Appeal to East Side middle class households and visitor and tourist
markets with a variety of sit-down restaurants with outdoor patios and interesting
specialty shops and galleries that stay open in the evenings and on weekends.
Resale & Recycle: Become known as place to shop at upscale thrift and consignment
shops in addition to antiques and collectibles. Capitalize on green movement with
gardening/recycling/nature shops and other initiatives.
Care & Convenience: Continue to offer neighborhood diners and local services to
nearby residents and workers. Do not become too “touristy,” stay authentic.
6
Physical Conditions
The Larchmere Boulevard Business District is situated between
North Moreland Boulevard and Martin Luther King Boulevard,
just North and west of Shaker Square. The business district is
located both in the City of Shaker and the City of Cleveland
and is located on an RTA bus line and within walking distance to
the RTA rapid line at Shaker Square. The district is characterized
by a series of historic storefront buildings and converted
residential properties along with a small number of existing
homes, new higher density residential and some more modern
commercial buildings. Although there is a lack of consistent
setback and there is a serious range of building styles and
level of maintenance. This eclectic mix of ages, uses and styles
truly works as a place and the street is recognized locally as a
destination. Lifeskills Center, a charter school located at the
Western edge of the commercial area, generates a negative
perception of the district, as it is in need of significant building
and site renovation or potential redevelopment. The district is
surrounded by a neighborhood of well maintained single and
two family homes.
Analysis and Mapping
This study began with a general survey of
Larchmere Boulevard to familiarize the staff
of the UDC with the existing conditions of
the commercial district and the surrounding
neighborhood.
A detailed analysis of area was undertaken to
better understand what physical improvements
could occur in the district. It was the goal of
this exercise to determine the susceptibility of
parcels and properties to change, i.e. which
properties were most likely to be redeveloped
based on market and physical factors.
The Urban Design Center produced a series
of analysis maps charting significant physical
strengths and/or weaknesses of the properties
located along Larchmere Boulevard. Building
condition, Architectural character, Building
occupancy and Streetscape improvement
opportunity were analyzed. When available,
individual property owners’ willingness to
participate in redevelopment efforts, building
age, existing building size and demolition and
relocation costs were also factored into the
equation of susceptibility.
Analysis of building condition and architectural
character mapped levels of significance
and character to determine whether or not
properties were worth renovating, restoring and
protecting. This analysis was conducted with
additional input from the Steering Committee.
Building condition was analyzed
through a visual survey conducted
by a registered architect on staff at
the UDC. This analysis helps determine
susceptibility through understanding
if structures are physically viable
or might be redeveloped through
renovation or through demolition and
reconstruction.
The end result of the analysis
determined that there is significant
renovation potential along Larchmere
Boulevard which could happen
immediately and some possibility for
targeted infill and redevelopment
development at key sites.
The analysis of existing conditions
uncovered the key challenges facing
Larchmere Boulevard and helped
with the formulation of goals for
the master plan update. Not all of
these challenges can be addressed
by design. Some will require the
cooperation of the community and
the Cities’ administration to develop
a consensus on financing tactics and
development priorities.
7
Vacancy
The Larchmere Boulevard Business
District comprises approximately
226,000 square feet of first floor
space. This first floor space has a
diverse distribution of uses ranging
from residential uses, auto service,
public utility, personal service and
non-profit to traditional retail uses.
This diversity serves the district well
by creating a truly mixed use district
however many of the uses do not
generate the kind of street activity
that create an active commercial,
pedestrian experience. Between
surface parking, the public utility
facility and vacancy, nearly 21% of
the corridor is inactive.
Comprehensive redevelopment of some of
these sites may create the best possible retail/
commercial configurations to attract and retain
tenants along Larchmere.
The ground floor frontage of all buildings should
be active commercial uses, primarily retail and
restaurants. Also appropriate are limited service
functions that attract walk-in traffic.
Development Potential
The ability to fill current vacancy
may also be hindered by the size
and footprint of some of the vacant
structures. Several of the vacant
buildings are extremely long with little
to no parking. Boulevard Strategies
Market Analysis Report provides a
listing of potential business that would
fit in the vacant spaces that were
identified at the beginning of the
study, but it does not identify whether
or not those spaces are attractive to
potential retailers as far as parking,
building condition, visibility, available
ceiling height, etc.
8
The number and location of vacant storefronts on the corridor
present a significant opportunity for business attraction and
redevelopment in some cases, but a challenge in others. New
housing construction along Larchmere brings new consumers
directly to the street, but the removal of active retail/commercial
use from this development can negatively impact continuity of
the street.
The Larchmere Business District has well established, regionally
recognized retail businesses. New investments such as Felice,
Vine and Bean and In Flora Veritas add to the viability
created by existing business like Flying Cranes, Boulevard
Blue, Loganberry Books, The Dancing Sheep, Wool and Willow
Needlepoint, Fine Points, Big Al’s Diner and Larchmere Deli and
Beverage.
Above: Map of vacancy at the time of the
study.
New developments should follow the historic pattern of the
existing street with active commercial uses on the first floor with
office and/or housing above.
In the public forums and focus groups we learned that residents
desire an increase in convenience goods and services within
a walkable distance to their homes, creating an even greater
diversity of land use.
Goals for
Development:
LARCH03
Fill current vacancies and
diversify the retail mix.
Master Plan Study Areas
Identify potential anchor
tenant
Overview and Goals for
Development
Renovate existing structures
Increase pedestrian
friendliness and safety
Improve the streetscape
and strengthen
neighborhood gateways.
Create convenient, shared
parking throughout the
district.
plan legend
Create opportunities for
public open space and
gathering.
Pursue targeted infill
development at key sites.
ILLUSTRATIVE PLAN
LEGEND
The Larchmere Boulevard Business
District Master Plan Update is a
thoughtful, balanced approach to
renovation and redevelopment. Focus
is placed on enhancing existing assets,
streetscape improvements, parking,
infill strategies, gateways, wayfinding
and connections as well as renovation
of existing structures – all for the
benefit of enhancing the commercial
district for its merchants, neighboring
residents and visitors throughout the
region.
Existing Building
Renovate Existing Building
Along the corridor there are 14 existing structures that are in need of exterior renovation.
Necessary improvements rangefrom new awnings and signage to comprehensive exterior
renovations.
New Mixed-Use Development
Multiple mixed-use developments are proposed at the eastern gateway and between E.
126th & 127th Streets. New developments should have a retail or active first floor use. All
of the proposals are two or three story developments, which will be defined by the market.
Housing and Live/Work units are proposed for the upper floors.
9
Renovation of Existing Structures
At the time of this study there were
fourteen existing structures that
were in need of exterior renovation.
Necessary improvements range
from new awnings and signage to
comprehensive exterior renovations.
Beyond filling current vacancies,
encouraging individual property
owners to renovate their buildings
and perform ongoing cyclical
maintenance of their buildings may
be the single most important physical
element in sustaining Larchmere
Boulevards existing character.
For properties within the City of
Cleveland, technical and design
Assistance is available through the
Storefront Renovation Program (SRP)
as well as financial assistance to
commercial property owners whose
retail (storefront) buildings are located
in 27 City-approved “Target Areas.”
The goal of the SRP is to assist
commercial property and business
owners in achieving a comprehensive
exterior rehabilitation that not only
provides an aesthetic visual impact
to the retail district, but makes
the businesses operating within
the storefront(s) competitive in
Cleveland’s regional shopping market.
10
In the Target Areas, the SRP offers a financial rebate to the
property owner upon completion of construction per established
design standards.
Above: many buildings on Larchmere Boulevard that need
renovation are structurally sound and only need minimal
renovation to contribute to the style and diversity of
architectural expression on the corridor.
Left: Before and after renderings of a historic storefront
building on Larchmere. By just cleaning the building, upgrading
front windows, repairing storefront systems and adding awnings
and landscaping, this building could be transformed.
Pedestrian Friendliness and Streetscape Improvement
The existing pedestrian realm lacks consistency in pedestrian
amenity, amount and existence of street trees and condition.
Significant portions of the existing streetscape are attractive and
in good condition. The plan envisions building upon these areas
and redeveloping the existing streetscape where necessary.
The overall purpose is to create an integrated streetscape
design that will enhance the aesthetics of Larchmere Boulevard,
respect neighborhoods, provide opportunities for public art, and
improve mobility for pedestrians and bicyclists. A comprehensive
streetscape project would enhance the existing identity and visual
character of Larchmere as a “signature” place in the region. Easy
access along and across Larchmere Blvd. is an important element
of the master plan. New sidewalks and streetscape elements are
proposed throughout and special paving or enhanced markings
of the pedestrian crossings is encouraged for all intersections.
Pedestrian crossings are intended to be visible and effective as
traffic calming devices. Special paving or special marking of
intersections is needed to enhance the pedestrian environment.
New infill street trees are proposed at regular intervals where they
currently do not exist. New street trees along both sides of the
street are proposed between E. 121st Street and MLK Blvd. This area
currently has very few street trees and power lines are high enough
to allow for tree growth overtime without significant trimming
needed to avoid wires. Increased decorative pedestrian lighting
(perhaps solar) and will enhance the current banner program.
SHAD, the City of Cleveland and the City of Shaker Heights may
consider retaining a consultant to prepare a streetscape plan
for the Larchmere Blvd. The purpose of the plan would be to
guide the development process to encourage tree planting and
landscaping treatments, reasonable lighting, coordination of
signage and rational access management.
Tree Planting Plan: The Plan shows areas where street trees can be replced and or introduced
into the streetscape. Only limited areas of the commercial core are in need of street trees and the
plan notes approximately 50 trees that could be planted between E 121st Street and MLK Blvd.
A significant number of new trees are shown at the intersection of N. Moreland and Larchmere
to enhance the eastern gateway of the commercial district
Right: A painted, artistic crosswalk could
include logos and graphics as a lower
cost solution to increasing the pedestrian
expericene along Larchmere.
Far Right: Special paving and street
tree replacement at E. !30th Street.
Below: The introduction of street trees
on Larchmere between E 121st Street
and MLK Blvd, in concert with low
maintaence landscaping in the tree lawn
would enhance the residential portion of
Larchmere and provide a greater visual
continuity to the commercial core.
11
Left: Carefully designed murals and painted
signs on exposed facades could enhance the
artistic character of Larchmere Boulevard.
Building Setback and Visible Facades
existing facade
existing facade
12
Larchmere Boulevard has a diverse collection
of physical structures of differing sizes, ages,
styles and condition. When looking at a figure
ground map of the street and district there is
also a noticeable change in building setback
from the public right of way. As Urban designers
and planners, typically we would strive to
regulate this pattern to be more consistent,
creating continuous active frontage. On
Larchmere, this diverse pattern adds to the
character of the district and creates an
enormous opportunity to use the blank, side
facades for many functional and aesthetic uses
such as directional signage to shared parking
arrangements or public art.
K em
per
Rd.
re Blvd.
AmTrust
To tie intersections together with a common theme
To identify important intersections that establishes a
graphic and visual identity for motorists and pedestrians
To create a stronger visual and physical connection to
Shaker Square to the South and corridor entry points to
the North, East and West.
The first option reduces all of the turning radii
where roads intersect and reduces the overall
width of Larchmere at the intersection. A tapered,
landscaped median is introduced to give
pedestrians a resting point at the middle of the
roadway. This median would be an ideal location
for wayfinding and directional signage alerting
motorists and pedestrians to the eastern gateway
of the Larchmere Business District.
lvd
.
nd
B
rela
Mo
N.
option #1
N.
N.
Mo
Mo
rela
rela
nd
B
nd
B
lvd
.
lvd
.
AmTrust
Objectives:
•
Rd.
Rd.
Larchme
existing aerial
•
•
per
per
Although Larchmere Boulevard is a
recognized regional destination and has a
convenient location close to the RTA Line
and shaker Square, it is not the easiest place
to find.
Critical to the Business District Master Plan
are the creation of district/neighborhood
gateways that identify the main entrances
into the neighborhood and the commercial
corridor. These gateway improvements also
identify important intersections that establish
a graphic and visual identity to motorists,
cyclists and pedestrians.
K em
K em
Neighborhood Gateways
option #2
gateway signage
Gateway Locations:
The second option places a traffic rotary in
the center of the current intersection, with the
North Moreland Boulevard/Larchmere Boulevard/
center of the rotary showing a multiple signage
Kemper Road
and landscape composition that not only gives
directional clarity to Larchmere, but can act as a
The current intersection at North Moreland Boulevard, Larchmere connective feature for Shaker Square as well.
Boulevard and Kemper Road is a massive, multilane expanse of
Both options need further engineering and
asphalt that has little visual appeal and is difficult for all modes of investigation to determine their feasibility and
transportation to maneuver through the intersection.
costs. The Northern Ohio Area Coordinating
Agency (NOACA), is the Metropolitan planning
Two design options are presented in the plan. Both options
organization for Cuyahoga county and planning
attempt to reduce the size of the intersection, organize
funds to further investigate the reconfiguration
pedestrian movement in a more organized and cohesive fashion of this intersection may be available through the
and look to calm traffic and enhance way finding for Larchmere Transportation for Livable Communities Initiative
Blvd.
(TLCI).
way finding system
13
E. 130th Street
Shaker Blvd.
RTA
E. 126th @ Shaker, looking South
E. 130th @ Shaker, looking South
Shaker Boulevard and
East 130th Street
14
A speed table is proposed for the entire
intersection with special paving along all
pedestrian crossings. Additionally Shaker Blvd.
is reduced in width to additionally calm traffic.
Landscaping, fencing an signage a proposed
along the back of the Shaker Square parking
along East 130th Street to soften this pedestrian
edge.
Buckingham Ave and E. 126th Street looking South
Shaker Boulevard and East 126th Street
E. 126th Street
Because of the Shaker Square RTA
stop, East 130th Street is one of the
more heavily pedestrian traveled
streets between Larchmere Boulevard
and Shaker Square. Traffic racing to
get downtown makes this intersection
dangerous for pedestrians as the
roadway reduces in width as traffic
travels west. Additionally the back of
Shaker Square is an unsightly neighbor
and detracts from the pedestrian
quality of East 130th Street.
Our Lady of Peace
Similar to East 130th Street, gateway landscaping
and signage are proposed at this intersection.
Not only to help pedestrians and motorist to
find Larchmere Boulevard, but to help boost
the presence of Our Lady of Peace Church
and School as a community institution and add
character to East 126th Street as a residential
corridor that leads to Larchmere.
LifeSkills
before
after
Above Left: A before and after sketch showning a new
monument sign in place of the old rotating sign at Larchmere and E. 121st Street.
Left: A pergola structure could divide the parking lot from
the new green space at the corner, adding a sense of
place and identy to the corner.
Top Right: The introduction of landscaping at the corner of
Larchmere and E 121st Street would enhance this western
gateway to the commercial core of LArchmere Boulevard.
East 121st Street and Larchmere Boulevard
East 121st is the Western Gateway to the commercial section
of Larchmere Boulevard. Currently, three of the four corners
lack trees in the streetscape, storefront renovations should be
encouraged and the large parking lot in front of Lifeskills Center
lacks fencing and landscaping.
The design concept calls for a series of improvements that
can add visual appeal to this intersection and create a
stronger commercial entrance gateway for Larchmere
Boulevard. First removal and reconstruction of the pole sign
with a decorative monument sign in front of the charter school.
Additional landscaping should be considered to soften the
corner particularly. Decorative fencing and brick piers around
the parking lot will also add character, give greater order to
pedestrian movement and soften the visual disturbance of the
existing parking surface.
The existing parking lot in front of Lifeskills Center
is significantly larger than is needed for the
current use. The plan proposes removal of a
significant portion of the surface lot at the corner
to introduce landscaping that creates a public
amenity or park.
15
MLK
Fairhill Road and East 127th
Street
Blvd
.
Larchmere Boulevard and
Martin Luther King Jr.
East 127th Street is one of only a few
streets that make a direct north-south
connection between Fairhill Road
and Larchmere Boulevard. With the
addition of the Lakes to Lakes Trail
along Fairhill and the existing RTA stop,
Shaker Blvd.
this intersection is an ideal location
for a neighborhood gateway. The
design concept envisions a transit
waiting environment (bus stop) that
is of greater quality than a typical
stop, embellished and containing
information areas about the RTA,
Shaker Boulevard and
the Lakes to Lakes Trail, Larchmere
East 121st Street
Boulevard, Shaker Square and local
institutions. Significant landscaping
Bridge and sidewalk improvements have
and special paving should mark the
recently been made at the intersection of Shaker
pedestrian crossings.
Boulevard and East 121st Street making the
visual quality of this intersection important. The
Northeast Corner of this intersection is currently
underdeveloped and gateway signage and
landscape treatments here would go a long
way to establishing an enhanced visual quality
of the intersection before any physical property
development occurs.
16
This intersection is the western gateway to Larchmere Boulevard
and with the Historic School and Grandeur of MLK, an ideal
location for a neighborhood gateway. The design concept
envisions a transit waiting environment (bus stop) that is of
greater quality than a typical stop, embellished and containing
information about the RTA, the history of Martin Luther King
Jr., Larchmere Boulevard, and local institutions. Significant
landscaping and special paving should mark the pedestrian
crossings.
Above Left: A new bus stop with public art incorporated into the design.
Above: Special paving and landscaping at the
intersection.
proposed shared system
existing
Parking
Distributed throughout the commercial district are approximately
700 parking spaces in a series of small private lots. There is a
perception of a parking problem throughout the district, even
thought the current parking counts represent a sufficient number
of spaces. The problem is location and balance of parking
spaces adjacent to more active areas of the street.
A majority of these spaces are located in the western part of the
district leaving the eastern end under parked. On street parking
and one public parking lot account for 139 public parking
spaces that are not perceived as adequate by the merchants
on Larchmere. There is not significant vacant land to provide
one, centrally located public parking lot, so the plan advocates
for shared parking.
There are two main approaches to shared
parking: (1) contractual agreements between
adjacent uses; and (2) parking management
districts. In both cases clear agreements
between all parties involved are critical so
that maintenance, lighting and litter issues are
continuously resolved.
It is particularly important to soften the
appearance of surface parking areas, with trees
to shade the paved area and absorb light and
heat, and lawn and ground covers to collect
and filter surface runoff. As parking areas are
renovated and as new areas are created,
portions of all parking areas should be devoted
Shared parking is a tool through which adjacent property owners to landscape, with additional consideration given
to innovative storm water management elements
share their parking lots and reduce the number of parking
such as permeable pavers, rain gardens, biospaces that each would provide on their individual properties.
swales and bio-retention basins
It has been used extensively in traditional neighborhood
commercial nodes and downtown settings for decades. Shared
parking is being used more and more in conjunction with new
development. If adjacent land uses have different peak hours
of parking demand, then they can share the some of the same
parking spaces.
17
d
lan
or e
N.
M
Redevelop BP Site – Mixed Use
2,877 SF Existing
8,059 SF First Floor – New
6,842 SF Second Floor - New
17,778 SF Total
Larchmere
Tavern
AmTrust
Targeted Infill Opportunities and Larchmere Boulevard and
New Civic Spaces
North Moreland – BP Site
The mapping exercise created a
development opportunities map
that defines several key areas for
renovation and/or comprehensive
redevelopment. Combined with
new civic open spaces, these
catalytic development proposals
add to the vitality of the existing
district and create additional mixed
use developments and increased
residential density close to Larchmere.
18
In focus group and community meetings,
residents expressed an interest in retaining the
gas station, with suggestions about creating a
larger retail convenience store footprint. The
gas station is viewed as a community asset and
at a minimum could use significant landscaping
at the corner to strengthen the sites place on
the corridor as a gateway. The proposed design
scheme shows some reduction in curb cuts to
reduce traffic confusion at the intersection along
with the addition of 3200 square foot of first floor
commercial space added onto the restored gas
station building. To the west of the existing gas
station a mixed-use building is shown, all with
consolidated parking in the rear to be accessed
and available to the gas station, convenience
store and adjacent mixed-use buildings, including
the Larchmere Tavern.
If the long term viability of the gas station is in question, a
second design idea is presented that creates an additional
17,778 square feet of mixed-use space on a larger scale
redevelopment that removes parking and access from the
front yards, creating a more vibrantly landscaped corner.
Mixed Use Infill and Redevelopment
Rehab Existing Mixed Use Building
5,595 SF First Floor – New
5,595 SF Second Floor - New (5 units)
5,595 SF Third Floor – New (5 units)
16,785 SF Total
new
E. 127 Str
eet
East 127th Street and
Larchmere
lofts
Currently, there is a vacant
mixed-use building with first floor
commercial frontage and nine
rental apartment at the corner of
East 127th Street and Larchmere
Boulevard. The existing property
owner and developer are interested
in complete demolition of the site to
build condominiums.
The Plan advocates for the
restoration of the building, with
an addition to the west with
convenience parking, potentially a
small structure. The plan envisions the
renovation/conversion of the exiting
rental into ownership. This plan would
create nearly 6000 square feet of
additional first floor space and ten
additional residential units.
Above and Above Right: A combination of renovation and new
construction would be an effective way to add high quality new residential
units to Larchmere Boulevard, giving consumers amenities they seek while
retaining the architectural quality of existing architecture.
19
East 126th Street and Larchmere
The largest redevelopment
opportunity occurs around the
intersection of East 126th Street and
Larchmere Boulevard. Several existing
and vacant buildings could be targets
for redevelopment as their current
footprint and depth may not be
desirable for current retailers needs
and the owner of a large surface
parking lot is open to redevelopment
opportunities. This intersection is in the
middle of the Larchmere Boulevard
business district and can become the
central gathering space around these
new redevelopment opportunities.
The plan shows the placement of
a large, artistic streetscape pattern
that radiates into the front yards as
decorative landscaping, creating
front yards and paths that tie
the intersection together visually
and functionally. This decorative
landscape sets up the opportunity for
outdoor eating and other functions
that activate this new central space.
These redevelopment proposals
create over 16,000 square feet of
mixed-use development.
Mixed Use Infill and Redevelopment
Building 1
4,024 SF First Floor – New
4,024 SF Second Floor – New (4 units)
8,048 SF Total
Building 2
4,340 SF First Floor – New
4,340 SF Second Floor – New
8,680 SF Total
1
2
20
The sketch above illustrates the creation of a new public gathering space along Larchmere
Boulevard. This space can become the central activity node connecting east and west as
one business district serving the entire Larchmere Boulevard neighborhood and community
LARCH 04: Next Steps
Priorities for Implementation
Through the Larchmere Boulevard Master Plan Update
process, residents, merchants and other stakeholders in
the neighborhood articulated their top priorities for the
neighborhood. There is consensus around the need to physically
improve the condition and appearance of portions of the street,
improve the pedestrian experience, and retain and attract
new retail/commercial establishments that add to the current
mix. The following is a listing of the next steps developed in the
planning process. They are not presented in order of importance.
•
•
•
•
•
•
Pursue TLCI Grant to study pedestrian enhancements to
Larchmere Blvd. and North Moreland Intersection.
Acknowledgements:
Work with property owners to facilitate renovation of
existing buildings.
Larchmere Master Plan Update Working Group
Work with area developers to indentify market potential
of underutilized sites.
Thomas Starinsky, Chair of the Working Group,
Retain a consultant to produce Streetscape design and
SHAD Board of Trustees
Patrick Shepherd, SHAD Board of Trustees
implementation plan, including potential phasing over
Harriett Logan, Larchmere merchant, SHAD Board of Trustees
time.
Henrietta English-West, Larchmere Community resident and
Design a way finding system and create an
SHAD Board of Trustees
implementation plan.
Ron Meister, Larchmere merchant and property owner
Work with business owners to incrementally create shared Lynne Alfred, Larchmere merchant and property owner
Harold Forquer, Larchmere Merchants Association President
parking arrangements throughout the district.
LARCH04
Janette Griffin, Larchmere Blvd. resident
Susan Price, Larchmere Blvd. resident
Jason Linder, Larchmere Community resident
Shaker Square Area Development Corporation
Pam George- Merrill, Executive Director
Cleveland City Planning Commission
Marka Fields, Planner
Kim Scott, Planner
City of Shaker Heights Planning Department
Joyce Braverman, Director of Planning
Ann Klavora, Senior Planner
Thank you to Councilwoman Mamie Mitchell (ClevelandWard 6) and Neighborhood Progress Inc. for their very
generous support of the project.
Consultants
Terry Schwarz, Senior Planner &
Paul Vernon, Project Manager , CUDC Kent State University
Chris Boring – Boulevard Strategies
21
ANNOTATED ILLUSTRATIVE PLAN
11
3
8
7
4
3
9
1
7
8
2
8
9
2
3
1
8
1
2
1
8
8
1
3
1
2
10
7
6
4
Enhance existing front
yard landscaping.
1
22
Remove portion of paving for decorative
fencing and landscaping.
2
Enhance pedestrian crossing
with special treatment.
3
5
New gateway landscaping
treatment and signage.
4
Traffic calming: special paving
treatment and speed table.
5
et
tre
th S
27
E. 1
8th
2
E. 1
La
rch
et
e
Str
th
30
1
E.
0th
3
.1
E
me
re
et
e
Str
Blv
d.
et
e
Str
ILLUSTRATIVE SKETCH
Increase pedestrian
lighting along street.
6
Plant new street trees or
replace missing trees.
7
Parking lot landscaping in all
new and renovated lots.
8
Comprehensive
streetscape
9
New way finding
signage.
10
Pursue new transit waiting environment
and gateway landscaping.
11
Drought tolerant and native
plantings in tree lawn.
12
23