Beyond the Lifestyle Center - Regonline

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Beyond the Lifestyle Center:Redeveloping Strip Malls Within A Community Context

2009 Ohio Planning Conference Cuyahoga Falls, Ohio

September 24, 2009

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IntroductionCity of Cuyahoga FallsCity of Cuyahoga Falls

Sue Sue TrubyTruby, Director of Development, Director of Development

Fred Guerra, AICP Planning DirectorFred Guerra, AICP Planning Director

MSI DesignMSI Design

Andrew Andrew OverbeckOverbeck, AICP, AICP

BialoskyBialosky + Partners+ Partners

Jack Jack BialoskyBialosky, AIA, LEED AP, AIA, LEED AP

David David CraunCraun, LEED AP, LEED AP

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Presentation OutlinePlanning Impetus: Downtown and Planning Impetus: Downtown and State Road Shopping CenterState Road Shopping Center

Enabling Code ChangesEnabling Code Changes

Strategic PlanningStrategic Planning

Portage Crossing Development PlanPortage Crossing Development Plan

State Road Shopping Center State Road Shopping Center DemolitionDemolition

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MSI Design

Bialosky + Partners

Robert L. Stark Enterprises

Project Team

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Crocker Park

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Crocker Park

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Eton Collection

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Eton Collection

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Planning Imeptus: State Road + Downtown

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State Road Shopping Center: 2007

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State Road Shopping Center: 1950s

Credit: Akron Beacon Journal

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State Road Shopping Center


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Existing Character: Natural Features

Downtown

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Existing Character: Parking Garages

Downtown

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Existing Character: Front Street

Downtown

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Existing Character: Front Street

Downtown

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Regional Context MapRegional Context Map

Retail Leakage

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Regional Shopping DestinationsRegional Shopping Destinations

Retail Leakage

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Regional Shopping Destinations Popular Regional Shopping Destinations Popular

with Cuyahoga Falls Residentswith Cuyahoga Falls Residents

Retail Leakage

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Code Changes to Enable Redevelopment

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Master Planning + Code Amendments

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Master Planning + Code Amendments

Cuyahoga River AreaMixed Use CentersMixed Use Centers

MUMU--6 Districts6 Districts


Mixed Residential Mixed Residential NeighborhoodsNeighborhoods

RR--6 Residential Districts6 Residential Districts

RR--5 Residential District5 Residential District

State-Portage Trail AreaMixed Use CentersMixed Use Centers



Mixed Residential Mixed Residential NeighborhoodsNeighborhoods



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MU-5, Urban Center. This district is intended for walkable commercial and mixed-use areas on a large scale in an urban setting, and creates unique destinations complimentary to downtown. It balances significant pedestrian connections to adjacent areas with the need to accommodate traffic and parking. The district may include commercial uses that are incompatible with neighborhood centers,but avoid uses that detract from downtown as the regional focus of the community. It is designed to function as a single, walkable district for patrons. It may be closely associated with an adjacent mixed-density residential neighborhood and/or incorporate dwelling units into the district.MU-6, Downtown. This district is intended to preserve the downtown as the regional focal point of the City, and a destination for the region. The district is characterized by a diverse mix of commercial, employment, entertainment, cultural, civic and residential uses. It is intended to be highly pedestrian oriented and integrated with adjacent areas, but promotes innovative techniques to ensure the high accessibility of the district to the region.

R-4, Urban Density Residential. This is a compact residential district in urban and suburban environments, adjacent to walkablecenters and offering urban services, characterized by smaller lots, and high pedestrian connectivity, including a range of dwelling types in appropriate locations.R-5, Mixed Density Residential. This is an urban residential district integrated into other mixed-use urban environments and buffering lower-density neighborhoods from busy corridors, characterized by a range of dwelling types, smaller lots, and high pedestrian connectivity.R-6, Urban Mixed Density Residential. This is an urban residential district characterized by denser, compact, dwellings, all walkable to urban civic areas and urban commercial centers.

Downtown – Cuyahoga River Area

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State Road – State/Portage Trail AreaMU-3, Sub-Urban Center. This district is intended for walkable commercial and mixed-use areas on a large scale in a sub-urban setting. It offers a design and land use alternative to shopping centers, strip malls and commercial corridors. It balances significant pedestrian connections to adjacent areas with the need to accommodate traffic and parking. The district may include uses that function as adestination for the region, but is designed to function as a single, walkable district for patrons. It may be closely associated with an adjacent mixed-density residential neighborhood and/or incorporate dwelling units into the district.MU-4, Sub-Urban Corridor. This district is intended for corridors that connect different districts over longer linear distances. It has a transportation corridor as its primary focal point. Commercial uses and site designs that may not easily assimilate into the design and development patterns of other mixed-use districts may be appropriate in this district. The district is characterized by a variety of uses, but all uses present a consistent and compatible presence along the length of the corridor.

R-3, Sub-Urban Density Residential. This is a low-density residential district characterized by large lots organized around a neighborhood focal point within walking distance of nearly all of the dwelling units.R-4, Urban Density Residential. This is a compact residential district in urban and suburban environments, adjacent to walkablecenters and offering urban services, characterized by smaller lots, and high pedestrian connectivity, including a range of dwelling types in appropriate locations.R-5, Mixed Density Residential. This is an urban residential district integrated into other mixed-use urban environments and buffering lower-density neighborhoods from busy corridors, characterized by a range of dwelling types, smaller lots, and high pedestrian connectivity.

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RM, Mixed-Density Residential Overlay. This district is intended for walkable new urban neighborhoods that place a range of dwelling types with varying densities in close proximity to neighborhood centers. It is an overlay district to be applied to a portion of one or more residential zoning districts, to create an integrated, mixed-density neighborhood. It requires greater attention to community design for increased and mixed-density to integrate into a cohesive neighborhood. Mixed density neighborhoods generally are no greater than ¼mile in diameter placing nearly all dwellings within ½ mile of the neighborhood center. Low-density dwellings and/or natural open space are at the edge of the neighborhood and higher density dwellings are used to create transitions to the neighborhood Center. The resulting zoning districts shall be designated by the base-zoning district, followed by “RM” (i.e. R-3RM).

Overlay District

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Mixed-Use Center Design StandardsFaçade StandardsMassing & ScaleMaterial SpecificationsPedestrian Access & CirculationsParking Design, Exterior Lighting, Landscaping and Signage

Residential Neighborhood DesignGeneral Building Design Standards

MaterialsRoofsAttachmentsAttached GaragesExtensions/Projections

Access & CirculationParkingExterior Lighting

General Design Standards

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Strategic PlanningDowntownDowntown

State RoadState Road

Opportunities and ConstraintsOpportunities and Constraints

ConnectionsConnections

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Strategic Planning

Plan Study AreasPlan Study Areas

STATE ROAD

DOWNTOWN

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Increase the amount of residential living opportunities downtown

Provide better access to riverfront

Promote a mix of active uses including, commercial, residential and civic uses downtown

Increase the pedestrian friendliness

Make downtown a destination 365 days a year

Downtown – Planning Concepts

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Five Minute Walking Radius

Downtown – Strategic Plan

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Streets and Highways


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Zoning

MU-6

MU-5

MU-4

MU-2

R-6

R-5

R-4

E-1

Legend


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Historic Character: Front Street 1949


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Front Street BenchmarksFront Street Benchmarks


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Front Front ““MainMain”” Street SectionStreet Section


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Architectural Style: FaArchitectural Style: Faççade Preserved ade Preserved –– New Construction BehindNew Construction Behind


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Riverfront Housing SectionRiverfront Housing Section


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Residential BenchmarksResidential Benchmarks


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Redevelopment must be additive to planning efforts in the downtown area

Redevelop site with greater emphasis on residential and service-based retail

Reinsert the street grid and improve access from surrounding neighborhoods

Make center accessible via numerous modes of transportation

State Road - Planning Concepts

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Streets

State Road – Strategic PlanSt

ate

Roa

d

Portage Trail

Graham Road

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Building Diagram

State Road – Strategic Plan

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Five Minute Walking Radius


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Zoning

MU-4

R-5

R-4

Legend

Stat

e R

oad

Portage Trail

Graham Road


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New Circulation: Roadways

Graham Road

Stat

e R

oad

Silverlake Avenue

Portage Trail13

thSt

reet


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New Land Uses

Graham Road

Stat

e R

oad

Silverlake Avenue

Portage Trail13

thSt

reet


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Graham Road

Stat

e R

oad

Silverlake Avenue

Portage Trail13

thSt

reet


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State Road Plan

Graham Road

Stat

e R

oad

Silverlake Avenue

Portage Trail13

thSt

reet


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Potential Community Learning Campus

Graham Road

Stat

e R

oad

Silverlake Avenue

Portage Trail13

thSt

reet


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State Road: Combined Plan

Graham Road

Stat

e R

oad

Silverlake Avenue

Portage Trail13

thSt

reet

Graham Road

Stat

e R

oad

Silverlake Avenue

Portage Trail

13th

Stre

et


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Combined Downtown and State Road Plans

Connecting to Downtown

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Combined Downtown and State Road Master Plans: Connectivity

Connecting to Downtown

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Portage Crossing Development Plan

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State Road Shopping Center – Milestones

2008 – Strategic Plan

August 2008 – State Road Shopping Center Acquired

November 2008 – RFP Issued

December 2008 – RFP Responses From Developers

May 2009 – Developer Selection Made

May 2009 – Portage Crossing Unveiled at ICSC Las Vegas

May to Present – Preliminary Site Planning + Retail Leasing

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Portage Crossing: Before

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Portage Crossing: After

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Portage Crossing: Phasing

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Portage Crossing: Retail Character

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Portage Crossing: Residential Character

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State Road Shopping Center Demolition

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Portage Crossing: Milestones

August to November 2009 –Demolition, Asbestos Removal, Soil Remediation and Demolition Activities

Spring 2010 – Phase 1 Ground Breaking

Spring 2011 – Phase 1 Building Shells Substantially Complete

Summer 2011 – Phase 1 Project Open

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Questions

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Documents

Beyond the Lifestyle Center - Regonline