Innovation Square Fairfax Neighborhood Plan

Transcription

1 Innovation Square Fairfax Neighborhood Plan Prepared for Fairfax Renaissance Development Corporation March 27, 2017

2 Innovation Square Focus area & its inherent value proposition Fairfax - A Brief OVERVIEW After the Great Migration of the early 1900s, the area known today as Fairfax (previously called Cedar Central) become a predominantly African American neighborhood and has remained that way. The neighborhood s population peaked at 35,000 during the 1940s and 1950s. In 2012, there were 6,078 people living in Fairfax, with about 95% of them being African Americans. Fairfax, founded in 1915, is home to the Karamu House, which is the oldest African American theater in the United States and was the starting place of numerous actors and playwrights, including Langston Hughes. There are also several historically significant churches in the neighborhood that continue to serve the area and attract visitors / parishioners to the neighborhood. Fairfax s land-use represents a mixture of potentially complementary uses. However, development patterns, railroad infrastructure, larger / autodominated corridors and other physical elements have led to an overall sense of disparate uses. The Cleveland Clinic s ever-expanding campus provides high-quality redevelopment, notably along the northern boundary of the study area. As new facilities are brought on-line, it is noted and recommended their planning and design consider the impacts and transitions to the existing neighborhood. Residential uses dominate a majority of Fairfax, and new development is intended to respond to this context and, ultimately, add value to the existing housing stock. Vision Fairfax Renaissance Development Corporation (FRDC), the local Community Housing Development Organization, has been master planning since the mid s. The Fairfax Strategic Investment Plan was adopted by the City of Cleveland in 2014 and envisions the revitalization of Innovation Square development as a mixed use, mixed income, walkable urban community. Increased multi-modal access to spaces and places, including employment centers, is paramount to the neighborhood s successful future. Plans include leveraging assets, such as walkable access to transit (bus and rapid service), proximity to growing economic hubs and the ability to reposition underutilized and underperforming land through strategic partnerships. FRDC s leadership in acquiring and controlling land has set the stage for substantial redevelopment adjacent to the new Opportunity Corridor (see page 4 for more information). This property strategy has eliminated many vacant, abandoned and blighted properties and assembled smaller parcels into contiguous redevelopment sites. The Innovation Square Fairfax Neighborhood Plan aims to revitalize the area with a balance of mixed 1 Innovation Square Neighborhood Plan PLANNING PRINCIPLES The planning team reviewed previous and recent materials provided by FRDC. Recent master planning processes (outlined on the following pages) have established a series of guiding principles that directed Innovation Square s plan development: 1. Create a pedestrian oriented neighborhood by providing a connected network of open spaces. Each space is unique in its purpose and character. 2. Create a diversity of housing types in each phase of the project. This encourages different types of people to engage and connect. 3. Gather density around public spaces and primary corridors. This gives the most number of people immediate access to open space amenities. 4. Integrate new development into the existing neighborhood by knitting together the public realm with the neighborhood trail and compatible densities. 5. Integrate the community narrative into the fabric of the neighborhood. use buildings, homes and greenspaces that are connected to the larger neighborhood. A combination of market-rate and affordable for-sale and rental units spread across apartments, townhomes, and single family infill houses that will reach into the existing neighborhood. Innovation Square is positioned to take advantage of nearby investments and revitalize the Fairfax neighborhood by developing a pedestrian-friendly urban residential community that is inclusive of all income levels and life stages and providing opportunities to attract new residents while retaining Fairfax s long-term and committed residents. Large-scale catalytic investments are paired with single-family infill homes, aimed to stabilize neighborhood streets adjacent to the development s core area. Protecting the heritage and place of Fairfax is a critical factor in how the redevelopment must respond to its context. Streets, blocks and housing are arranged to promote a sense of community and a recognizable place that can be celebrated and marketed as unique to Innovation Square, and assets are leveraged to increase density and attract new investments.

3 East 105 th St a.k.a. Opportunity Corridor Cedar Ave East 101 st St Quebec Ave Quincy Ave Fairfax Renaissance Development Corporation City Architecture 2

4 DEVELOPMENT KEY NEW MIXED-INCOME HOUSING NEW INSTITUTIONAL NEW MIXED-USE NEW OFFICE FOR SALE INFILL LOTS Cedar Ave. Recent investments & initiatives Setting the stage for redevelopment FRDC s leadership extends decades, particularly in planning centered around the Opportunity Corridor. Organization master-plans have focused on how to leverage the pending (now, under construction) roadway into a employment hub and technology center. The planning team s process examined past, recent and ongoing planning efforts to ensure Innovation Square s vision is consistent with other community supported initiatives. Samples of initiatives are outlined on the following page, and they range from overall master plans, large corridor and redevelopment planning to social and cultural programming that occurring in and around the study area. E. 97th St. E. 100th St. St. John s Bolton Elementary School GCIC Wain Court E. 101st St. E. 103rd St. Hudson Ave. Playwright Park Opportunity Corridor Frank Ave. Hudson Ave. Quebec Ave. Innovation Square s value is enhanced by its location and proximity to a variety of other investments - both public and private - and aims to take full advantage of the momentum already begun by ongoing initiatives and investments. 0' 200' 400' Quincy Ave. PROPOSED CONCEPT PLAN Innovation Square mixed-income housing The existing Master Plan for Fairfax Renaissance Development Corporation was most recently updated in FRDC regularly updates their neighborhood plan, ensuring its recommendations are responsive and relevant. Opportunity Corridor is a new transportation project that supports job growth, community improvement, the mobility of people and goods, quality of life, and the local environment. It s first phase of construction is completed (portion adjacent to the Innovation Square study area) and the second phase is expected to begin in This $330M, 3.2 mile, investment is intended to repurpose fallow land and bring new redevelopment options to the neighborhood. FRDC s Innovation Square and New Economy Neighborhoods have been planned to bring jobs and residential options to the corridor s eastern terminus. 3 Innovation Square Neighborhood Plan

5 Opportunity Corridor streetscape concepts include a multi purpose trail that provides off-street bicycle connections to the various redevelopment sites. Image from the Greenway Concept Plan, courtesy of Environmental Design Group. The Greater Cleveland Regional Authority s investment in the Quincy - E 105th St Station demonstrates a commitment to retaining and enhancing increased transit access to the Innovation Square neighborhood. Image courtesy of GCRTA. New Economy Neighborhood is envisioned to be the home to new biotech, health, education, and office support operations that desire to be in close proximity to some of Cleveland s anchor institutions, such as the Cleveland Clinic, Case Western Reserve University, and University Hospitals. Ground breaking is expected in 2017 for a new office and technology lab at the intersection of Cedar Avenue and East 105th (Opportunity Corridor). New employment opportunities, combined with marketable and desirable housing, are intended to transform Fairfax and create a thriving mixed use district. Greater Cleveland Regional Transit Authority Karamu House is an important historic African American theater and has been a neighborhood institution for over 100 years. The City of Cleveland Planning Commission s Thrive initiative studies how the two corridors redevelopment can accommodate current residents, attract new employment centers, provide better & enhanced access to jobs, support healthy lifestyles and build community pride. Fairfax Renaissance Development Corporation City Architecture 4

6 Context map Understanding innovation square s position Innovation Square is bounded by Cedar Ave to the north, Quincy Ave to the south, E 105th St on the east, and includes both sides of E 97th St. Immediate neighbors include the Cleveland Clinic, Opportunity Corridor, and the New Economy Neighborhood planned redevelopment site. The neighborhood s location can take full advantage of its proximity to University Circle, offering additional housing options, aiming to be more affordable than current market rate apartment options in surrounding districts. New housing, ranging from studio apartments to single family homes, can offer home-ownership options, a market that is under-served in the immediate University Circle district. 1. New Economy Neighborhood 2. Quincy-E 105 RTA Rapid Transit Station 3. Cedar-University Transit Station 4. Cuyahoga County Juvenile Justice Center (employment hub) 5. Karamu House (cultural / heritage icon) 6. Bolton School (CMSD to shutter in 2017 / 2018) 7. Global Cardiovascular Innovation Center (GCIC) 8. Cleveland Clinic Campus Additionally, access to Downtown Cleveland is easily attained via Cedar, Carnegie, Euclid and / or Chester Avenues. The approximate 3.5 mile distance offers a short commute whether by auto, bus or bike (dedicated bicycle facilities exist on Euclid Avenue). Commute time may be further reduced upon Opportunity Corridor s completion. Access is further offered through ample access to public transportation options: Two bus lines running along its borders - #8 Cedar and #10 East 105, the Quincy-E105 Red Line Rapid Station, and the nearby HealthLine. Throughout this process, the planning team coordinated with other consultant teams working on improvements to the Quincy Station. The Innovation Square Fairfax Neighborhood Plan aims to take full advantage of transit s proximity. Current residents, who rely on public transportation, experience will be enhanced by improved connections. And access to transit can attract new residents, desiring an urban, walkable neighborhood that does not require automobile ownership to travel to and from work or regionally (via public transit). Downtown via Euclid Ave (3.5 miles) MidTown (1.5 miles) Central (1.5 miles) 16 E 55 th St Innovation Square s location at the hinge between MidTown, Downtown, University Circle and Cleveland / Shaker Heights provides urban living, withing the City of Cleveland, with direct connections to surrounding amenities and shopping districts. This value is increased by the area s immediate adjacency to the Cleveland Clinic and emerging New Economy Neighborhood (intended to be an employment hub). These adjacencies create conditions for a walkable neighborhood with strong ties to the existing streets and residential neighborhood. The planning team considered these physical conditions, overlaid by the Planning Principles, to create an urban redevelopment plan that responds to the Fairfax neighborhood while taking advantage of market conditions in the surrounding / growing areas. 5 Innovation Square Neighborhood Plan Legend FRDC Service Area Innovation Square Neighborhood Opportunity Corridor Future Alignment Transit Walking Radii Transit Routes 15

7 (ongoing expansions) 9. Euclid Avenue HealthLine 10. Cleveland School of the Arts & John Hay High School 11. Case Western Reserve University 12. University Hospitals Cleveland Medical Center 13. Griot Village (Fairfax Intergenerational Apartments) 14. New Community Place 15. East Technical High School 16. Health-Tech Corridor 17. Cuyahoga Community College Metro Campus 18. Sankofa Village (Cuyahoga Metropolitan Housing Authority) 19. Cleveland State University Campus 20. Legacy Neighborhood at St. Luke s Foundation 21. Cedar Fairmount District (Cleveland Heights) 22. Little Italy Neighborhood (arts and entertainment district) 23. Quincy Place 24. Langston Hughes Center Hough (1 mile) E 105 th St University Circle & Uptown (1 mile) 22 Chester Ave 12 Euclid Ave 9 11 Cedar Ave 8 10 ¼ mile 3 21 Central Ave E 79 th St ½ mile ¼ mile Cleveland Heights (1 mile) Quincy Ave ½ mile ¼ mile Woodland Ave 14 ½ mile Buckeye-Woodhill (1 mile) 20 Kinsman Rd Kinsman (1.2 miles) Buckeye- Shaker (1.5 miles)

8 Innovation Square components Designing for balance & quality A diverse mix of Residential types By offering multiple living options and arrangements, including a strong emphasis on creating a mixed-income district, Innovation Square will establish itself as a neighborhood stabilizer. Beautiful parks & active public spaces These will be complementary to the built environment, distributed throughout the redevelopment study area and utilized for recreation and educational opportunities. Playwright Park is already partially funded and will be the primary community gathering space, while other smaller green areas can be provided in the form of playgrounds, gardens, etc. 7 Innovation Square Neighborhood Plan

9 active travelways & place-oriented amenities Two new streets are proposed to extend into the community to shorten the size of the blocks and will provide on-street parking and sidewalks. Specific areas for landscaping will be coordinated as building setbacks / yards are finalized. green development for a sustainable future By incorporating creative green building techniques and technologies, including regenerative housing design and site development, throughout the neighborhood and going beyond current green and sustainability norms can set Innovation Square apart. Fairfax Renaissance Development Corporation City Architecture 8

10 Miles Linnet Ave Kirton Ave Snow Rd B Aaron Dr Sharon Dr Appleton Dr Blossom Ave Lawndale Dr W 110th St Baltic Madison Ave 1st St 42 3 S Ira Ave Liberty Ave Pelham Dr Southington Dr Day Dr Royalview Dr W 67th St 10 Clark Ave Wetzel Ave Fulton Rd Storer Ave Theota Ave Thoreau Dr W Pleasant Valley Rd Lynett Dr W 48th St W 41st St 71 B i g Torrington Ave W 33rd St Tate Ave Grantwood Dr Park Dr Hil S Lincoln Ave Liggett Dr Hetzel Dr Dentzler Rd Friar Dr Abbey Ave Ingleside Dr Parklane Dr Lake Erie ls Dr W 9th St Crossview Rd Justo Ln Nemet Dr Hillside Rd I-490 E Dorset Dr I-77 S 77 6 Euclid Ave US-20 E 65th St E 66th St E 70th St E 71st St E 74th St E 75th St E 76th St 21 E 82nd St Cedar Ave E 83rd St E 86th St E 89th St Yale Ave Parkgate Ave E 91st St E 88th St Rd Lamontier Ave Manor Ave Union Ave Force Ave Jeffries Ave 422 Reno Ave E 111th St Benham Ave E 115th St Dove Ave E 123rd St E 120th St Gay Ave E 135th St E 140th St 90 N Ferris Ave Willard Ave 43 Hub Pky Berkshire Rd Cedar Rd E 147th St Grovewood Ave Corydon Rd Ohio Ave Wheeler Rd Lisa Dr Glendale Ave Lee Rd S Tullamore Rd E Monmouth Rd Lee Rd Silsby Rd 87 Van Aken Blvd Scottsdale Blvd Eldamere Ave Philip Ave Grosvenor Rd Mi Raymond St Elmwood Ave E 189th St Preston Rd Hicks Rd Ardoon St E 200th St Crystal Ave Walton Rd Ball Ave Tracy Ave Miller Ave Fox Ave 6 Harms Rd Groveland Rd Dorsh Rd S Woodland Rd E 250th St Shurmer Dr E 257th St 271 E 266th St 175 Donald Ave Edsal Dr Hilltop Dr Duffield Rd Harvard Rd 422 Fargo Ave Price Rd Roland Rd Development density & unit types Balancing & connecting an urban neighborhood The Unit Distribution diagram on the facing page illustrates a variety of unit types connected by meaningful green spaces and streets. The redevelopment program offers over 450 new units. Density is concentrated along East 105th Street (Opportunity Corridor) and strategic nodes within the development. Larger multi family / mixed use buildings, paired with stacked townhome units aim to create a balanced streetscape with the anticipated redevelopment of New Economy Neighborhoods 4-6 story construction. Development densities step down as connections into the existing urban fabric are made. Townhomes (both rental and for-sale) serve as transitions between the district s core and the surrounding streets single family homes / duplexes. New streets are proposed as extensions of Hudson and Frank Avenues meet City of Cleveland right-of-way regulations and connect to the existing northsouth streets in the district. Their 60 ROW accommodate on-street parking, sidewalks and are complemented with adjacent green areas (including natural stormwater treatment installations / bio-swales). Pedestrian walkways are imagined where back-to-back properties can be acquired, better linking the entire neighborhood to the central community green space, Playwright Park, and providing vital pedestrian connectivity. Green spaces are imagined to be distributed throughout the neighborhood, offering places for children to play, residents to gather, and community gardens. Each space is intended to further the brand of Innovation Square as an inclusive community, rich with outdoor spaces that complement the variety of architecture. Yards are included, offering private spaces that residents will be encouraged to take ownership of and utilize as their own. Rental Housing Development Potential and Needs Analysis of Fairfax Neighborhood of Cleveland Neighborhood bounded by Cedar Avenue, Quebec Avenue, East 100 th Street and East 105 th Street Cleveland, Ohio for Ms. Denise Van Leer Fairfax Renaissance Development Corporation 8111 Quincy Avenue, Suite 100 Cleveland, Ohio Effective Date March 6, 2015 Job Reference Number 10180AM Upscale Amenities and Features Unit Amenities Project/Community Amenities Rooftop Garden Courtyard-Green High Ceilings Granite Counters Space Oversized Windows Stainless Steel Appliances Billiards Room Tanning Salon Patios/Balconies Wood Flooring Loft Upgraded Molding Movie Theater Room Bowling Alley Skylight Unique Amenities and Features Unit Amenities Project/Community Amenities Rooftop Covered Patio Rooftop Gas Fireplace Exposed Ductwork Concrete Counters USB outlets Black Appliances First Floor Yoga Studio Spinning Room Bike Hooks/Storage LED Lighting Polished Concrete Flooring Built-in Shelving/Storage Dog Walking/Washing Area (Rooftop) Nest -type Programmable Thermostats LED-lit Hallways with Color-changing Lights Studio Units with Sliding Door/Wall to Separate Living Community Electronic Bulletin Board and/or Social Media Space from Sleeping Space, if Desired Page that can be Tweeted/Accessed in Real-Time A new development in Fairfax will need to at least offer the typical amenities and features. In addition, given the lack of recent development that has occurred in Fairfax, we recommend upscale/unique features also be offered. The more upscale and/or unique amenities and features that are offered, the smaller the unit sizes can potentially be and still be considered acceptable and appealing. Unique features will help to set the site apart from other more upscale communities. In addition, many of the unique features are less expensive than the upscale features. However, these unique features have the potential to have as significant an impact for less development cost. Inclusion of additional/superior amenities may also enable a project to achieve higher rents, while more limited features/amenities will result in the necessity of lower rents. Overall, based on the preceding evaluation of existing market-rate projects in Fairfax, as well as the more comparable, modern, high quality rental projects that have been successful in other nearby areas of Cleveland, the following table summarizes the recommended/appropriate market-rate unit sizes and collected rents for a new rental development in Fairfax, assuming the northern portion of the site neighborhood is developed first, along Cedar Avenue. The following table assumes an upscale market-rate rental community is developed in Fairfax. Recommended/Appropriate Market-Rate Unit Sizes and Collected Rents Bedrooms/ Collected Rent Per Baths Square Feet Collected Rents Square Foot Studio/1.0-Bath $580 - $900 $ $1.50 One-Bedroom./1.0-Bath $910 - $1,215 $ $1.35 Two-Bedroom/1.0-Bath 1,000-1,100 $1,200 - $1,430 $ $1.30 Two-Bedroom/2.0-Bath 1,150-1,300 $1,380 - $1,690 $ $1.30 Three-Bedroom/2.0-Bath 1,350-1,500 $1,485 - $1,800 $ $1.20 market study summary In 2015, an analysis was done to understand the potential housing market needs. The planning team reviewed the analysis and used its recommendations as a guide in creating the unit distribution and typologies. Summary of the analysis / recommendations include: 1. Market study does not address / suggest home-ownership potential 2. Three major rental markets identified: Market-Rate (25%) II-15 Affordable Apartments & Single Family Rental (53%) One of the primary ways in which a new upscale market-rate rental project in Fairfax will set itself apart from the competition will be by providing slightly smaller, less expensive rental options within walking distance to the Cleveland Clinic and the Euclid corridor through University Circle. Although the Fairfax neighborhood has yet to experience notable market-rate rental housing development, the northern portion of the subject site, along Cedar Avenue, is a prime location for this type of rental housing. In addition, as discussed in this analysis, demographic support and market demand also exist in the Fairfax area for affordable moderate-income (Tax Credit) rental housing both for seniors and younger individuals/households. Based on the demographic characteristics of this market, as well as the existing rental housing supply and the projected demographic changes, we have provided unit mix recommendations for a new development. Recommended/Appropriate Market-Rate Unit Mix for Young Professionals Recommended Bedrooms Share of Units Studio 5% - 10% One-Bedroom 40% - 50% Two-Bedroom 35% - 45% Three-Bedroom 5% - 10% Note that the lower the proposed rents at the site are set, the greater the share of larger units can potentially be supported due to step-up support potential. Individuals/couples often would prefer a larger unit if the price was affordable. As such, if the site offers more affordable units than most of the area competition, a lower share of one-bedroom units and a higher share of two-bedroom units would likely be appropriate. Fairfax Renaissance Development Corporation Inquiry Survey Results The Fairfax Renaissance Development Corporation administered a detailed inquiry survey regarding numerous characteristics and preferences of nearly 1,300 households. The following is a summary of key findings of the survey. We have summarized household income levels, as well as indicated neighborhoods of interest and household sizes. Note that many households reported more than one neighborhood of interest. Household Income Number Percentage Household Income -$12-$25K % Household Income -$25-$50K % Household Income -$50-$75K % Household Income -$75-$100K % Household Income -$100K % Total 1, % Lakewood W 129th St I-90 E Linndale Brooklyn Brook Park Oakwood Rd Cleveland, OH Drive Time from Site Quail St Edgewater Dr i g C River reek W 98th St Parma Heights I-90 W Clinto n Rd Tobik Trl Rd W 88th St Lena Ave Biddulph Rd York Rd 1:174,945 Fernhill Ave I-71 W 63rd St Herman Ave Franklin Blvd Carlos Ave W 54th St W 32nd St Train Ave Parma Center St Scranton Rd I-9 0 Canal Rd Creek W 14th St I-71 N Jennings Fwy Rustic Trl E 18th St W 3rd St I-90 E Payne Ave Cleveland Cuyahoga County Newburgh Heights Towpath Van Epps Rd Trl E 36th St Seven Hills E 49th St E 40th St Cuyahoga Heights Brooklyn Heights Bayberry Dr Starlight Dr E 38th St Karen Dr E 45th St W Creek Rd Grant Ave Independence I-77 N OH-2 W E 71st St E 79th St Hough Ave E 79th St Hemoga St OH-2 E E 84th St East Blvd Ansel E 93rd St Bratenahl Lakeview Harvard Ave Rd Buckeye Rd Garfield Heights W Canal Rd E 90th St Elk Ave East Blvd Harcourt Dr Edgepark Dr Hathaw ay Rd Valley View Coit Rd E 131st St Terrace Rd East Cleveland E 123rd St Larchmere Blvd E 131st St Chaincraft Rd Orme Rd Eu clid Cleveland Heights Park Blvd McCracken Rd E 141st St Tinkers Creek Rd Westropp Ave Tudor Dr Saranac Rd Elm Ave Kipling Ave Chadbourne Rd Becket Rd E 146th St E 154th St Johnston Pky Lotus Dr E Park Dr Maple Heights Ryan Dr Friend Ave Cr eek Avalon Rd Belvoir Blvd Greyton Rd Selwyn Rd Quilliams Rd Shaker Heights Palda Dr S Miles Rd Button Rd Melville Rd E 193rd St Walton Hills Bedford Euclid Richmond Heights Highland Heights South Euclid University Heights S Park Blvd Lomond Blvd Legend Project Site 5 minutes 10 minutes 15 minutes Willowick I-90 W Lyndhurst Beachwood Woodmere Highland Hills Orange Warrensville Heights North Randall ll Creek Grand Blvd Edgecliff Dr Gorge Chardon Rd Grand Blvd Miami Rd Winston Rd Pky Wrenford Rd S Belvoir Blvd Shelburne Rd Lytle Rd Kenyon Dr Talbot Dr Krick Rd E 222nd St Monarch Rd Bedford Heights Paul St Oakwood Wickliffe Willoughby Hills Archer Rd Anderson Rd Maywood Rd Green Rd Deborah Dr Randolph Rd Hawthorn Caryl Dr Brush Ave Pky E 270th St Aec Pky Village Ln Brainard Rd Solon Solon Rd Richmond Rd Senior-Restricted Affordable (22%) 3. Study outlines amenities & desired components for the redevelopment / units 4. Analysis creates thresholds & ranges for marketable unit sizes (per bedroom count) 5. Phasing & Density Discussion time frame to bring specific units to market 6. Market Demand & Density (406 units v. 812 units): if units were developed in the next two years, an additional supply of similar size could then be supported in approximately five years 9 Innovation Square Neighborhood Plan

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12 Existing conditions Identifying patterns & opportunities The neighborhood has suffered from decades of disinvestment. The resulting landscape is riddled with vacancy - both vacant buildings and lots. The high concentration of vacancy offers tremendous opportunities to repurpose large land areas as the new Innovation Square development. Additionally, through strategic partnerships, FRDC has land-control of approximately half of the parcels in the core study area. The City of Cleveland and Cuyahoga Land Banks have amassed properties, limiting the number of owners and simplifying acquisition and consolidation strategies. The Ownership Map (far right) clearly demonstrates the advantageous position FRDC is current in - red properties (Land Banks) combined with orange (FRDC-owned) account for a majority of the study area. It is strongly recommended that additional acquisition efforts are undertaken. The planning team has identified strategic acquisitions - focusing on creating contiguous redevelopment sites by gaining control of neighboring parcels. A neighborhood-wide inventory of green spaces, created by FRDC (below), illustrates available public spaces. There is a lack of green space in the Innovation Square footprint, and planning directives have led to the creation of parks and gardens to bring new green spaces to the neighborhood. National market trends identify access to green space as a value-add to properties. This Vacancy Analysis map highlights parcels that have no structures on them. This includes vacant lots, side yards and parking lots. There are 280 vacant parcels within the Innovation Square Planning Area - 60%. FAIRFAX URBAN FARM LUCIA GARDENS FRANCES JONES PARK GRIOT GARDEN / KABOOM PEACE PARK LANGSTON HUGHES READING GARDEN INNOVATION SQUARE SERENITY GARDEN LANGSTON HUGHES MEDITATION GARDEN QUINCY PARK QUINCY GARDEN Green spaces in the immediate area offer a variety of amenities. However, Innovation Square s study area is under-served. The development of Playwright Park as the community s premier public gathering space is critical to providing a balanced neighborhood plan and design. 11 Innovation Square Neighborhood Plan

13 E 105 ST Legend Plan Boundary Fairfax Renaissance Development Corp. (29) Cleveland Clinic Foundation (9) CMSD Board of Education (17) Cuyahoga County Board of Commissioners (9) Cuyahoga County (2) WILBUR AVE City of Cleveland Land Bank (170) Greater Cleveland RTA (1) Norfolk & Western Railway Co. (4) Ohio Department of Transportation (6) Tax Exempt (51) 48% Owned or controlled by frdc, including land-bank lots & partnering organizations (CMSD & ODOT) Fairfax Renaissance Development Corporation City Architecture 12

14 Innovation Square Establishing a well-served & connected community The Innovation Square Plan (facing page) creates multiple living options within a connected and sustainable campus. Healthy Lifestyles are encouraged via walking trails, community gardens and playgrounds. Local arts can be celebrated through plaza designs and the integration of public art as wayfinding and neighborhood branding elements. The plan aims to focus on residents. Public spaces, including new streets, Green spaces & links 1. Crescent Park (highlighting East 103rd Street s axis) 2. Community Garden (located throughout neighborhood) 3. Bio-Swale (naturally treat stormwater; located throughout) 4. Playground & Grilling Patios (located for each block to provide visible play areas & gathering spaces) 5. Neighborhood Link (connecting core redevelopment areas & surrounding) DEVELOPMENT TYPES A. 3-Story Stacked Townhomes along East 105th B. 2-Story Townhomes with 1-Story Flats at corners C. 3-Story For Sale Townhomes with first floor garage & bonus room, roof deck are intended to complement the architecture and provide areas for rest and recreation. Parking areas are located on block interiors to minimize their impact on the overall neighborhood. A variety of housing types are provided with an underlying goal to increase density around the neighboring employment hubs and transit stations. Development summaries are included in the Plan Notes below: 6. New Economy Plaza (continues green spaces along East 105th & creates entrance point to Innovation Square Neighborhood) 7. Quebec Avenue Gateway (entrance gateway along East 105th & improves walking experience to the Quincy Transit Station) 8. Playwright Park (main community park & gathering place, programmed via performance space, provides passive recreation options and serves as neighborhood nexus) D. 4-Story Mixed-Use, Multi-Family Buildings along East 105th E. For Sale Single Family Homes with attached garages via alley F. For Sale Single Family Homes with detached garages via individual driveways BLOCK 1 (3.28 ACRES) MULTI FAMILY BUILDING TOWNHOME FLATS TOWNHOME (STACKED) TOWNHOMES TOTAL 56 UNITS 13 UNITS 8 UNITS 9 UNITS 86 UNITS 13 Innovation Square Neighborhood Plan PARKING SPACES BLOCK 2 (0.94 ACRES) FOR SALE TOWNHOMES FOR SALE SINGLE FAMILY HOME TOTAL 6 UNITS 1 UNIT 7 UNITS 0 PARKING SPACES BLOCK 3 (2.95 ACRES) FOR SALE TOWNHOMES FOR SALE SINGLE FAMILY HOME TOTAL 6 UNITS 9 UNITS 15 UNITS 0 PARKING SPACES BLOCK 4 (2.81 ACRES) TOWNHOMES FOR SALE SINGLE FAMILY HOME TOTAL 66 UNITS 0 UNITS 66 UNITS 59 PARKING SPACES BLOCK 5 (2.89 ACRES) TOWNHOME FLATS TOWNHOME (STACKED) TOWNHOMES TOTAL BLOCK 8 (2.86 ACRES) MULTI FAMILY BUILDING TOWNHOME FLATS TOWNHOME (STACKED) TOWNHOMES TOTAL 33 UNITS 20 UNITS 18 UNITS 71 UNITS 66 UNITS 12 UNITS 12 UNITS 2 UNITS 92 UNITS 62 PARKING SPACES BLOCK 6 (3.14 ACRES) FOR SALE TOWNHOMES TOWNHOMES FOR SALE SINGLE FAMILY HOME TOTAL 11 UNITS 22 UNITS 1 UNIT 34 UNITS 48 PARKING SPACES BLOCK 7 (2.80 ACRES) TOWNHOMES 55 UNITS 43 TOTAL 55 UNITS PARKING SPACES 69 PARKING SPACES BLOCK 9 (INFILL) FOR SALE SINGLE FAMILY HOME TOTAL 21 UNITS 21 UNITS BLOCK 10 (INFILL) FOR SALE SINGLE FAMILY HOME TOTAL 14 UNITS 14 UNITS DEVELOPMENT TOTALS Innovation Square s implementation is anticipated to be a phased approach that can be coordinated with public infrastructure / capital improvement investments that can fund the new streets, etc. There are 472 new units planned for the Innovation Square Fairfax Neighborhood Plan, for a 588 unit overall development.

15 Cedar Ave D 1 2 A 1 Frank Ave C B B F E 95 th St 10 E 97 th St 5 9 E 100 th St 3 E E 101 st St 4 B Hudson Ave 8 E 103 rd St B 5 A 6 E 105 th St a.k.a. Opportunity Corridor D 5 C A BOLTON SCHOOL PROPERTY FUTURE REDEVELOPMENT SITE B B 7 Quebec Ave B FUTURE REDEVELOPMENT SITE FUTURE REDEVELOPMENT SITE Fairfax Renaissance Development Corporation City Architecture 14

16 Public spaces & streets linking people & place Because of its urban setting, Innovation Square s development must create new street connections and enhance existing corridors. With the exception of East 105th Street (Opportunity Corridor), the City s street grid in this area is relatively narrow. Existing rights-of-way range between 40 and 60 feet. Typical conditions accommodate 2-ways of travel, on-street parking on one side of the roadway and a 3-4 foot tree-lawn with 4-5 foot sidewalk. The plan proposes to extend streets to make new east-west connections throughout the site (Frank and Hudson Avenues). After consulting the Cleveland Complete and Green Streets Typologies Plan and meeting with representatives from the City of Cleveland Planning Commission staff, the plan proposes two street configurations / options that are supported by the City s departments. The first proposed street section has a 50 foot ROW that allows for on-street parking on one side of the street. This option is very similar to the Small Neighborhood Street proposed in the City s Typologies Plan. The second proposed street section has a 60 foot right of way. This option is proposed in areas of the plan where it is preferable to increase the housing density and / or allow for larger greenspaces which is accomplished by moving some parking from the blocks centers to the street. Example existing street section with approximately 28 feet of pavement flanked on either side by a small tree lawn and 4-5 foot sidewalk. Please note housing images are not reflective of Innovation Square s proposed architecture. Image courtesy of Street Mix. For buildings fronting East 105th Street, the plan proposes a 20 foot setback from the sidewalk, since this is a busy, high-trafficked street. On the smaller residential streets throughout the rest of the neighborhood, the plan strives for a more modest and intimate setback of around 12 feet, matching typical setbacks found on those blocks. Where possible, forecourts are provided to offer additional privacy and buffer between the streets and front porches. Proposed street section with a 50 foot right of way showing two 10 foot drive lanes and one 8 foot parking lane with a 5 foot sidewalk and a 6 foot tree lawn on either side of the street. Please note housing images are not reflective of Innovation Square s proposed architecture. Image courtesy of Street Mix. First phase of the Opportunity Corridor (East 105th Street) is completed and includes a small tree lawn, median (landscaping still to be installed) and a proposed multi-purpose path along the eastern side of the ROW. It is anticipated that higher volumes of traffic will occur on the new boulevard. Proposed street section with a 60 foot right of way with two 10 foot drive lanes and a parking lane on both sides of the street. Please note housing images are not reflective of Innovation Square s proposed architecture. Image courtesy of Street Mix. 15 Innovation Square Neighborhood Plan

17 Pedestrian view of east 103rd st. towards crescent park Streets & sidewalks are intended to be public spaces activated by residents Pedestrian view of playwright park Park design creates flexible spaces for gathering, performances and passive recreation opportunities.

18 FD FD sample Unit plans Offering a variety of living options Innovation Square s residential units are varied to provide multiple living options and those variations are dispersed throughout the neighborhood to create an integrated mixture of homes. The sample units (right) are intended to begin a framework for the units development and design. During the planning process, FRDC has expressed a desire to partner with a developer. In lieu of fully designing units, the plan outlines unit types and variations that can be updated and adjusted to meet specific requirements that may be requested by the future development partner(s). Each of the illustrated unit plans have been created for Innovation Square, and are based on City Architecture s experience and success navigating numerous processes and funding agency requirements (HUD, OHFA, Green Communities, etc.) Unit Type Unit Count Unit Size % Market Study Recommendation Studio 64 12% 5-10% 1 Bedroom % 40-50% 2 Bedroom % 35-45% 3 Bedroom 19 4% 5-10% 3 Bedroom SFH 49 9% - 1 Bedroom Stacked Flats Unit type matrix Unit Types Building Count Total Units 1B Flat over 1B Flat B Flat 4 4 2B Townhome B Townhome over 1 or 2 car garage B Townhome over 1B Flat B Townhome B Single Family Homes Multi-Family Building 1 Studio B Flat B Flat Multi-Family Building 2 Studio B Flat B Flat Total New Units 472 Existing Units 116 Total Neighborhood 588* *Does not include Bolton School Future Redevelopment Site 2 Bedroom Townhome Second Unit Entry 111 SF First Floor - Flat 665 SF Second Floor 776 SF Flat Total: 887 SF 3 Bedroom Townhome 1 Bedroom Stacked Flats Innovation Square - Sample Unit Plans First Floor 557 SF Second Floor 557 SF Total: 1,114 SF 2 Bedroom Townhome Innovation Square - Sample Unit Plans Innovation Square Neighborhood Plan

19 FD FD 2 Bedroom Townhome over 1 Bedroom Flat 2 Bedroom Townhome with 1 car garage Townhome Townhome Entry Entry112 SF 112 SF First Floor First - Flat Floor - Flat 665 SF 665 SF Flat Total: Flat 665 Total: SF 665 SF Second Floor Second Floor 643 SF 643 SF Townhome Townhome Total: 1,398 Total: SF1,398 SF 2 Bedroom 2 Bedroom Townhome Townhome over over 1 Bedroom 1 Bedroom Flat Flat Third Floor Third Floor 643 SF 643 SF Innovation Innovation Square - Square Sample - Unit Sample Plans Unit Plans First Floor First FloorFirst 230 Floor First SF Floor 230 SF 230 Second SF 230 Floor SF Second Floor Second 571 Floor Second SF 571 Floor SF 571 Third SF Floor 571 SF Third Floor Third 571 Floor Third SF Floor 571 SF 571 Roof SF Deck 571 SF Roof DeckRoof 132 Deck Roof SF Deck 132 Total: 1,504 Total: SF 1,504 Total: SF1,504 Total: SF1,504 SF 2 Bedroom Flat (Accessible Unit) 2 Bedroom Townhome with 2 car garage 2 Bedroom 2 Bedroom Townhome 2 Bedroom Townhome 2 Bedroom with Townhome with Townhome with with 1 car garage 1 car garage 1 car garage 1 car garage Innovation Innovation Square - Sample Innovation Square Unit Innovation - Sample Square Plans - Unit Square Sample Plans - Unit Sample Plans Unit Plans Apartment Building - Studio, 1 Bedroom, and 2 Bedroom Units 3 Bedroom Single Family Home with attached 2 car garage First Floor First Floor First 242 Floor SF First 242 Floor SF 242 Second SF Floor 242 Second SF Floor Second 671 SFloor Second 671 SFloor671 Third SFFloor671 Third SFloorThird 716 Floor SF Third 716 Floor SF Total: 1,731 Total: SF 1,731 Total: SF 1,731 Total: SF 1,731 SF 716 Roof SFDeck 716 Roof SFDeck Roof 102 Deck SF Roof 102 Dec SF First Floor 1,008 SF Total: 1,008 SF 2 Bedroom Flat Innovation Square - Sample Unit Plans Bedroom 2 Bedroom Townhome 2 Bedroom Townhome 2 with Bedroom withtownhome with 2 car garage 2 car garage 2 car garage 2 car garage Innovation Square Innovation - Sample Square Innovation Unit - Sample Plans Square Innovation Unit - Sample Plans Square Unit - Sample Plans Unit Plans Studio 438 SF 1 Bedroom Unit 625 SF 2 Bedroom Unit 827 SF Apartment Building Innovation Square - Sample Unit Plans t Building 3 Bedroom Townhome with ground floor master bedroom 3 Bedroom Detached Single Family Home 2 Bedroom Unit 827 SF Sample Unit Plans Basement Basement Basement 697 SF 697 SF 697 SF First First FloorFirst Floor 697 SF 697 SF 697 SF Second Second Floor Second Floor Floor 935 SF 935 SF 935 SF Total: Total: 1,632 Total: 1,632 SF 1,632 SF SF 3 Bedroom 3 3 Bedroom Single Single Single Family Family Family Home Home Home with with attached with attached 2 car 2 car garage 2 car garage garage Innovation Innovation Innovation Square Square - Sample Square - Sample Unit - Sample Plans Unit Plans Unit Plans

20 Innovation Square AERIAL VIEW OF community s center 19 Innovation Square Neighborhood Plan

21 Front doors, porches, community rooms and other links all lead to playwright park, emphasizing its role as a community gathering place

22 Innovation Square AERIAL VIEW OF EAST 105TH & HUDSON INTERSECTION PLAZAS & GREENWAYS ALONG THE EAST 105TH CONNECTION CREATE GATEWAYS & LINKS TO NEW ECONOMY NEIGHBORHOOD 21 Innovation Square Neighborhood Plan

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24 Innovation Square AERIAL VIEW OF TOWNHOME BLOCKS INNOVATION SQUARE S DENSITY & SCALE TRANSITIONS INTO EXISTING NEIGHBORHOOD FABRIC & VARIETY OF UNIT TYPES 23 Innovation Square Neighborhood Plan

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26 Innovation Square INNOVATIVE DESIGN & CONSTRUCTION STRATEGIES Site Layout & Design Celebrate the African American cultural heritage of the neighborhood through place names, art installations, events and activities Community Gardens to promote food and garden education as well as healthy eating Active and passive public parks open greenspaces, performance space, playgrounds, pocket parks, exercise equipment for all ages and abilities Walking trails with distance markers for recreation and through-block paths to increase neighborhood connections Rain gardens and bioswales for on-site stormwater collection and treatment On-site renewable energy generation by means of solar panels on south-facing rooftops of homes and the flat roofed multi-family buildings Programming / Services (Requires Partnerships) Incorporate local arts and theater by developing programs, classes and shows with the Karamu House Reuse of Neighborhood Initiative Program-funded site acquired from the county land bank Annual free dental and vision services Monthly staffed Ohio Benefit Bank Free Medicaid/Medicare billing services Free access to on-site, licenses physician or nurse practitioner at least once per week Dedicated health clinic / ACCESS TO HEALTHCARE 25 Innovation Square Neighborhood Plan

27 Building Systems & Construction Sustainable Deconstruction by disassembling buildings for component re-use, re-purpose, re-sale, or recycling of diverted materials Smart thermostats or resident-controlled smart metering Dual-flush toilets and low-flow faucets Gray water systems that capture and reuse nonpotable water Dedicated fitness center with exercise machines Dedicated business and work-from-home center Dedicated computer room Free resident Wi-Fi Ensure energy efficient housing by aligning new construction with a sustainable standard, such as Department of Energy Zero Energy-Ready Home (with or without a renewable energy system), Passive House Institute Project Certification, Platinum LEED rating, Emerald NGBS National Green Building Standard, or Enterprise Green Communities Fairfax Renaissance Development Corporation City Architecture 26

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