town center master plan

Transcription

TOWN CENTER MASTER PLAN
June 2010
Acknowledgment
Table of Contents
This focused town center master plan study would not have been possible without the support and contributions of many people. G2M Design
Collaborative wishes to express our gratitude to Mayor Samuel J. Alai
Chapter I: E X E C U TIV E SU MMARY
Chapter II: PLA N N IN G PRO C E SS
Chapter III: E X ISTIN G CO N D ITIO N S
Chapter IV: MAR K E T O PPO RTU N ITIE S
Chapter V:
PHYSICA L PLAN
Chapter VI:
O U TLIN E D ESIG N G U ID ELIN E S
Chapter VII: A D D ITIO N A L ZO N IN G R E C O MME N D ATIO N S
for his leadership and guidance throughout the process. We are also extremely grateful for the assistance provided by Economic Development
Director David Schroedel and City Engineer Eugene Esser. They, along
with their staff, provided the necessary resources to help us complete
the work.
Sincere gratitude is also conveyed to the members of the City Council,
Planning Commission and Master Plan Steering Committee. This study
could not have been completed without their participation and commitment to the process.
Master Plan Steering Committee
Mr. David Schroedel, Economic Development Director
Mr. Eugene Esser, City Engineer
Mr. Roy Stewart, City Council Representative
Mr. John Tamer, Planning Commission Representative
Mr. Kerry Smith, Planning Commission Representative
Mr. William Rowe, Broadview Heights Resident
Mr. John Tepfenhart, Broadview Heights Resident
Mr. David Kaminski, Building Commissioner
Chapter
One
Executive Summary
commercially available demographic data from ESRI Business Analyst
Online, which is a Web-based solution that combines GIS technology
with extensive demographic, consumer spending, and business data for
For more than twenty years, the City of Broadview Heights has been
the entire United States.
focused on defining a vision for its Town Center District. This focused
After analyzing the existing conditions and market data, the planning
Town Center study defines a new vision for the district and describes
team developed a series of Guiding Principles for Future Development
the expectations for future development. To start this process, the City
and constructed a Desired Framework Diagram. Those two documents
assembled a committed group of individuals to direct the effort, and this
then became the foundation for all of the subsequent recommendations.
stimulate economic development and preserve and enhance the image of
Broadview Heights.
The planning process began by examining the previous planning studies
and became a collaborative effort between the G2M planning team and
the Town Center Master Plan Steering Committee. The City must now
adopt the plan’s recommendations, promote them to the larger community, and insure that the guiding principles outlined in the Master Plan
are followed.
One of the first tasks of the Steering Committee was to finalize a list of
goals and objectives to guide the development of the Master Plan. After
reviewing the previous goal statements from the 1988 and 1998 Town
Center Master Plans and gathering feedback from committee members
and other interested parties, the planning team developed nine new planning objectives and established a single overriding goal for the Town
Center. The Steering Committee then adopted the goal and nine objectives for the Town Center as shown at right.
Create a dynamic, easily identifiable Town Center District that can accommodate daytime, evening,
and weekend activity, incorporating a mix of uses that are easily accessible and pedestrian friendly.
Objectives
1. The District’s Design must be “Market Driven” and responsive to economic realities.
2. The District’s Design should permit a mix of uses, with a substantial portion of the retail mix
group, along with city staff, planning commission and council members
tackled the challenge of developing a workable plan that would both
Plan Goal
The Desired Framework Plan and the Guiding Principles for Future De-
devoted to meeting existing community needs. The design should limit convenience and off
velopment, shown on the following page, are the building blocks of the
price retail.
Town Center Master Plan. They should be used as a benchmark for evaluating future proposals. All of the work prepared by the consultant planning team after the Desired Framework Diagram was created is based
on that framework diagram and will aid in the future decision-making
process. For example, the Outline Design Guidelines presented in Chapter 6 are based on the framework diagram and guiding principles. Those
guidelines, once fully developed, will more clearly articulate what the
community expects from developers and property owners. In contrast,
the Illustrative Master Plan presented in this report represents just one of
the possible solutions that would achieve the desired planning outcome.
It is simply an interpretation of the guiding principles and is not intended
to be the final solution for creating a dynamic and active Town Center.
3. The District’s Design should encourage a mixed use environment with a strong pedestrian scale
along with enough critical mass to sustain it.
4. The District’s Design should be coordinated with the existing retail development on the adjacent
quadrants of the intersection.
5. The District’s Design should create a strong sense of local identity, allowing small shops to coexist with national retail chains. The District should adopt quality architectural standards to give
the Town Center District the proper sense of scale and place.
6. The District’s Design should include a clearly defined public area within the proposed retail
center linked to restaurants and entertainment uses and should include strong pedestrian connections to other city facilities.
7. The District’s Design should encourage a broad mix of residential opportunities intended to
reach singles, young couples, empty nesters and others not interested in traditional single family
The primary tools to be used to help direct private development with-
home ownership.
in the District are the Desired Framework Diagram and the associated
8. The District’s Design should create a small office environment for local business services such
Guiding Principles for Future Development. Together they reflect the
as insurance agents, legal, medical, real estate firms and other such businesses typically owned
community’s view of what the town center district should become. They
and operated by residents of the community.
are based on a synthesis of the existing physical conditions of the area
9. The District’s Design should provide for sufficient parking and vehicular traffic circulation, but
and an understanding of the market opportunities that exist. In addition,
The planning team evaluated the previous master planning studies, re-
should also provide appropriate pedestrian connections between land uses and adjacent neigh-
the stated goals and objectives and the community’s expressed desires
viewed existing zoning and evaluated topographic data provided by the
borhoods.
are incorporated into an Illustrative Master Plan.
City of Broadview Heights. In addition, the planning team reviewed
Chapter I 1
Guiding Principles
For Future Development
•
Emphasize Royalton and Broadview roads as the major east west
wetlands and provide integrated pedestrian gathering places and nature walks as appropriate.
•
and other retail displays that are visible and accessible from the pub-
and north south transportation corridors for the Town Center and
establish the Broadview and Royalton Road intersection as a major
focal point for the district.
•
Develop focal points at the end of the proposed Town Center Loop
Roads to visually anchor the street and reinforce the desired quality
and character that will allow it to be successful as a dynamic retail
Encourage sidewalk activity by developing outdoor seating, cafes
lic streets.
•
Incorporate appropriate and attractive pedestrian amenities into all
street furniture, trash and recycling containers, bus shelters, paving,
landscaping and lighting.
•
of decorative paving, landscaping or other architectural elements.
Keys to Stimulate Development
Design internal circulation to encourage pedestrian interaction and
By commissioning this Master Plan for the Town Center, the City of
activity by providing wide sidewalks, numerous small gathering
Broadview Heights has exhibited the leadership and vision that is the
places, and interesting landscape and hardscape.
necessary first step in repositioning an important area of Broadview
Establish gateways (or an appropriate Town Center entry experi-
Heights. To follow-up this effort, the City’s leadership will need to part-
ence/identity) at the boundaries of the town center district, includ-
ner with civic groups and private developers to insure that this vision
ing the area south to Akins road and the Municipal Campus, North
to Royalwood and east and west along Royalton road from Town
Center Drive to Seneca Boulevard.
•
Create a distinct district identity through the use of consistent signage, street graphics, lighting, and landscaping.
•
•
•
•
vehicles from the major transportation corridors.
•
Take advantage of natural site features such as stream corridors and
MultFamily
(flexible)
Multi-Family
(flexible)
Municipal
Campus
Single
Family
Community
velopment strategies. Those tools include the creation of a Town Center
Planned Zoning District and the development of Comprehensive Town
Develop opportunities for professional and low density office space
Provide extensive parking area landscaping and visual screening of
Office
of Broadview Heights evaluate actual development proposals and rede-
ward.
phasize the Town Center Identity.
MultFamily
Diagram; however, several other tools will be necessary to help the City
ing types, primarily focused on market rate, for sale product.
distinctive cross walks and by making the major access points em-
Office
for the Town Center Master Plan is captured in the Desired Framework
Center Design Guidelines, and represent the next steps in moving for-
Improve intersection appeal and pedestrian safety by establishing
Office
for the Town Center is achieved. The foundation or conceptual vision
Develop opportunities for a variety of multi-family residential hous-
within the district, well connected to the retail core.
Exist.
Retail
Office
and commercial district. This can be accomplished through the use
•
Town Center
Retail
major pedestrian areas. These amenities should include coordinated
Land Use Key
A-1 Single Family
In addition, to prepare the district for future development, The City of
Broadview Heights should secure funding to improve the Broadview and
Royalton Road streetscapes, construct the Town Center loop roads and
secure any wetland and stream channel relocation permits required to
facilitate loop road construction.
NORTH
Town Center Retail
B-5 Senior Housing
B-2 Multi Family (Flex)
C-1 Local Retail
Legend
Major Vehicular
Thoroughfare
Loop Road
Town Center Focal Point
C-2 Commercial
C-3 Office
D-1 Community
Desired Framework Diagram
Major Pedestrian Spine
Project Gateway
Figure 1
Chapter I 2
The Illustrative Master Plan
The Illustrative Master Plan included in this document is not intended
to be the final solution; it is simply the context plan by which future development proposals can be measured. As future development proposals
are submitted, the City of Broadview Heights should use this plan as a
guide for evaluating those proposals.
Retail
The Illustrative Master Plan presents one potential solution for the future
of the Town Center. This illustrative plan is intended to demonstrate a
Royalton Rd / Rt. 82
possible alternative to show how the policies outlined in the Master Plan
Retail
could be implemented, and should only be used as a tool for evaluating
Office
future projects within the Town Center. The Illustrative Master Plan is
not intended to be viewed as a final site plan, but rather as a concept of
Office
Residential
potential development that may result from the application of the poli-
Office
cies and principles outlined in this plan. The purpose of the illustrative
plan is to show how proposed infrastructure changes, street and traffic
Residential
modifications and building arrangements can work with the available
land, existing conditions and market opportunities.
Broadview Rd
Residential
Municipal
Campus
Community
NORTH
Illustrative Master Plan
Figure 1A
Chapter I 3
Chapter One
Executive summary
Chapter Two
PLANNING PROCESS
Chapter Three
ExISTING CONDITIONS
Chapter Four
MARKET OPPORTUNITIES
Chapter Five
PHYSICAL PLAN
Chapter Six
OUTLINE DESIGN GUIDELINES
Chapter Seven
ADDITIONAL ZONING RECOMMENDATIONS
Chapter
Two
Planning Process Tools
The Broadview Heights Town Center Master Plan is the result of a four
discussed topics such as the goals and objectives of the community, land
month process designed to determine how to best plan the undeveloped
area at the intersection of Royalton and Broadview Roads and the surrounding commercial areas. The City of Broadview Heights secured a
The planning team began by forming a Steering Committee comprised
of City Officials, Staff and Residents. The committee met biweekly and
Broadview Rd
PLANNING PROCESS
use relationships, parking and traffic circulation, pedestrian access and
interconnectivity, strength of the retail, residential and office markets;
community demographics, building form and design criteria.
Community Development Grant to update the previous Town Center
Master Plans originally prepared in 1988 and updated in 1998. The Town
Center study area is generally defined as the area surrounding the Royal-
Background and Data Collection
ton and Broadview Road intersection, extending south from Royalwood
To understand the development opportunities within the Town Center
Road to Valley Parkway, and west from Town Center Drive to Seneca
Study Area, the planning consultant started by reviewing the previous
Boulevard. See Figure 2 for the boundaries of the Town Center Study
land use studies that were prepared for the Town Center District. The
Area.
consultant reviewed both the 1988 and the 1998 studies and each was
discussed with the Steering Committee. Members of the Steering Com-
Additionally, the City of Broadview Heights requested that the Consul-
mittee made it very clear that any new planning recommendations must
tant look at several specific parcels of land outside of the Town Center
be reality based and should reflect both the physical opportunities and
Study Area and provide recommendations relative to zoning changes
constraints of the land and market realities.
that may be appropriate based on land use adjacencies. Please refer to
Chapter VII for a discussion of that work.
The planning team needed to understand two critical things in order to
develop an appropriate framework plan. Those issues revolved around
This chapter is intended to present a summary of the planning process
the land available for development and the economic realities of the mar-
and its findings, focusing primarily on issues identified and the implica-
ket place. Simply put, the Committee needed to understand “What the
tions of those issues on the final Town Center District plan recommenda-
land was telling us and what the market was telling us.” Without a clear
tions.
understanding of those two issues the plan would be meaningless.
Municipal
Campus
NORTH
Town Center Study Area
Figure 2
Chapter II 1
WHAT IS THE LAND TELLING US?
In order to develop a practical approach to planning, the consultant reviewed the physical characteristics of the land, including wetland locations, topography, stream channels, transportation systems and adjacent
land uses to determine what land was actually available for development.
important to develop a working framework plan, the need to understand
that the community had an understanding of the type of retail component
the retail market was critical, because the type of retail tenants available
that could be planned in the Town Center District. The Demographic
to Broadview Heights would have a major influence on the retail form
and Retail analysis is discussed in detail in Chapter IV. This informa-
that could be developed. Some of the topics explored included the fol-
tion allowed the Steering Committee to develop a Desired Development
lowing:
Framework Plan for the Town Center. The framework plan is the tool for
After analyzing the existing condition data, an opportunity diagram (see
How will retailers and developers look at this site?
figure 5) was developed to identify specific development parcels and
What are the demographic trends in Broadview Heights and the associated retail trade areas?
clarify what physical limitations would impact future development.
From there, the planning team developed a Desired Framework Diagram which identified potential gateways, major circulation routes, focal
points, and key pedestrian and vehicular access points. Suggested land
uses were then assigned to each development parcel, and the resulting
framework plan was reviewed by the Steering Committee. The Framework Plan was revised based on Committee comments and is reproduced
in Chapter V - Physical Plan.
What competition exists in the market?
How do traffic volumes, roadway capacity and access impact the development opportunity?
illustrating how the major organizational pieces (gateways, focal points,
pedestrian and vehicular thoroughfares, etc.) of the Town Center should
be organized. These thoughts and ideas were incorporated into the final
Desired Framework Diagram that is described in Chapter V. The Steering Committee also met with Planning Commission and Council to present the final report.
What does the Retail Gap Analysis indicate?
Detailed information on the retail analysis can be found in Chapter IV –
Market Opportunities.
Public Meetings
Members of the consultant planning team had the opportunity to meet
with the City of Broadview Heights Planning Commission on several
occasions to provide progress updates and receive additional guidance
on the goals of the master plan.
The first meeting was a brief introductory discussion at the February
WHAT IS THE MARKET TELLING US?
24th, 2010 Planning Commission Meeting, where the Planning Consul-
In order to understand the retail market, the planning consultant retained
the planning process and expectations. The Consultant team discussed
the services of Mr. Mark Bulmash, President and founder of Bulmash
several parcels of land outside of the Town Center District that City
Real Estate Advisors to evaluate the retail opportunities in Broadview
Planning Staff believed needed to be evaluated because of changes in
Heights. Mr. Bulmash consults with Developers, Municipalities and In-
land use or inconsistencies relating to zoning of adjacent land. On March
stitutions on real estate matters, and his insights were invaluable in help-
24th, 2010 the planning team members attended a second meeting of the
ing the planning team develop a reality based framework plan. While
Planning Commission to present and discuss demographic data and its
understanding the commercial and residential market opportunities was
relationship to the retail market. The goal of the meeting was to insure
tant provided background on the previous planning studies and discussed
Chapter II 2
Market Opportunities & Limitations
Goals & Objectives
In analyzing the development opportunities in the Town Center, the
One of the first tasks of the Steering Committee was to finalize a list of
Steering Committee recognized that, in addition to professional office
goals and objectives to guide the development of the Master Plan. The
Create a dynamic, easily identifiable Town Center District that can accommodate daytime, evening,
and retail, some additional housing types were needed in the community.
consultant collected the goal statements from the previous planning stud-
and weekend activity, incorporating a mix of uses that are easily accessible and pedestrian friendly.
The Committee stressed that any additional housing types should focus
ies; and each was discussed in detail to determine if the previous goals
on the need for market rate, for sale property, with emphasis on single
for the Town Center were still valid. After gathering feedback from the
family and attached single family dwelling types. In addition there was
committee, the planning team developed a single over arching goal for
a strong desire for a significant amount of retail and low density profes-
the Town Center and formulated nine planning objectives as outlined at
sional office space in the Town Center District. From a retail perspective,
right.
opment must focus on utilizing quality materials and landscaping and
should de-emphasize parking through the use of appropriate landscape
screening.
These objectives are further reflected in the Guiding Principles
for Future Development presented in the executive summary
and later in this report. By drafting and adopting these objectives early
in the process, the Steering Committee communicated their priorities to
Density Expectations & Desires
Through the course of meetings and discussions, it became apparent that
there was a desire for the development to include a Traditional Downtown “Main Street” component with upscale Lifestyle tenants. Several
participants expressed concern regarding the traditional placement of
parking in front of retail buildings and the need to minimize convenience
and off price retail. The planning team attempted to address the concerns
by developing a framework plan that was heavily pedestrian focused
with high quality landscape and public amenities. The Steering Committee recognized that in order to market a viable plan to the development
Objectives
1. The District’s Design must be “Market Driven” and responsive to economic realities.
2. The District’s Design should permit a mix of uses, with a substantial portion of the
the market opportunity analysis suggests a community center format is
most appropriate, but the committee emphasized that any retail devel-
Plan Goal
the planning team. These objectives, in conjunction with ongoing feedback from the Steering Committee, then guided the work and recommendations of the planning team throughout the Master Plan process.
retail mix devoted to meeting existing community needs. The design should limit convenience and off price retail.
3. The District’s Design should encourage a mixed use environment with a strong pedestrian scale along with enough critical mass to sustain it.
4. The District’s Design should be coordinated with the existing retail development on the
adjacent quadrants of the intersection.
5. The District’s Design should create a strong sense of local identity, allowing small
shops to co-exist with national retail chains. The District should adopt quality architectural standards to give the Town Center District the proper sense of scale and place.
6. The District’s Design should include a clearly defined public area within the proposed
retail center linked to restaurants and entertainment uses and should include strong pedestrian connections to other city facilities.
7. The District’s Design should encourage a broad mix of residential opportunities intended to reach singles, young couples, empty nesters and others not interested in traditional
single family home ownership.
community, the framework plan needed to be market driven and reflec-
8. The District’s Design should create a small office environment for local business ser-
tive of realistic development opportunities. The Town Center District
vices such as insurance agents, legal, medical, real estate firms and other such busi-
had to be responsive to economic realities. After considerable discussion
nesses typically owned and operated by residents of the community.
of the retail market opportunities the Steering Committee recognized
9. The District’s Design should provide for sufficient parking and vehicular traffic circula-
that a community scale retail center with high quality architecture, land-
tion, but should also provide appropriate pedestrian connections between land uses and
scaping and pedestrian amenities, as opposed to a main street project,
adjacent neighborhoods.
would be most appropriate. See chapter IV for a discussion of market
opportunities.
Chapter II 3
Existing conditions
The 720 acres that comprise the entire Town Center study area contain
Broadview Rd
Chapter
Three
Physical Conditions
a number of properties that can generally be described as falling within
one or more of the following categories:
Study Area Boundaries
The Town Center study area is generally defined as the area surrounding the Royalton and Broadview Road intersection, extending south
from Royalwood Road to Valley Parkway, and west from Town Center
Drive to Seneca Boulevard. See Figure 2 for the District Boundaries.
This area, known as the Town Center Planning Area, was established by
previous master plans, and expanded in this study to include the Munici-
•
•
Motor vehicle-oriented commercial uses.
•
•
•
•
Single family residential neighborhoods.
Public and institutional uses, such as churches and quasi-government uses.
Single family homes being used as office uses.
Convenience retail.
General commercial and office uses.
pal Campus.
Core Town Center Area
The major focus of this study will concentrate on the Town Center Core
area, which generally consists of the land area in the four quadrants of
the Broadview and Royalton Road intersection, as illustrated in Figure
3.
The northeast quadrant contains the existing Wellpointe shopping center
and is fully developed. The southeast quadrant contains a limited amount
of retail commercial buildings along with a low density office development. On the northwest quadrant there are several small convenience retail centers and other commercial properties. There is also a large parcel
of undeveloped land and a small multi-family apartment development.
Municipal
Campus
The southwest quadrant is generally undeveloped with the exception of
the northeast corner of the quadrant. The parcels in the southwest quadrant are also encumbered by significant topography and a small stream
and several delineated wetlands. The stream channel and wetlands form
a natural boundary and will serve to define the limits of development
NORTH
parcels.
Town Center Core Study Area
Figure 3
Chapter III 1
As evident on the Existing Zoning Map, Figure 4, commercial proper-
Land Use Key
ties of all types (office and retail) are scattered throughout the study area.
Boundary
However, the greatest concentrations of auto-oriented commercial retail
A-1 Single Family
occur to the north of Royalton Road, on the east and west side of Broad-
B-5 Senior Housing
view Road. There is also a significant low density office development in
B-2 Multi Family
the southeast quadrant of the intersection along with several individual
C-1 Local Retail
commercial buildings occupying the southwest and southeast quadrants.
Seneca
These areas are primarily oriented toward vehicular travelers along
Apts.
C-2 Comm. General
C-4
Route 82 / Royalton Road. Significant retail - commercial projects exist
C-3 Office
C-2
C-4 Shopping Center
along the north side of Royalton Road in the northeast and northwest
quadrants and will need to be incorporated into the retail component of
C-4
the Town Center District.
C-4
Town Center
Study Area
C-3
Several pockets of multi-family apartments also exist within the study
D-1 Community
C-3
area, primarily on the northwest edge of the Town Center District, including the Seneca Apartments, west of Seneca Boulevard and north of
C-1
the existing Crossings Shopping Center.
C-1
Broadview Rd
C-3
Municipal
Campus
NORTH
Existing Zoning Map
Figure 4
Chapter III 2
Traffic Patterns and Access
The District is bisected by Royalton Road and Broadview Road, establishing the intersection as the major focal point for commercial activity.
At the present time this intersection has not been developed to its full potential. An existing garden center on the southwest quadrant and vacant
and under utilized store fronts on the southeast quadrant visually detract
from the intersections development potential.
The previous master plans contemplated the creation of a loop road connecting the district. The initial section of the loop road, Town Center
Drive, has been constructed in the southeast quadrant of the intersection. The Steering Committee expressed a strong desire to extend the
Existing signage typical of the District. - Coordinated signage,
graphics and landscaping would help property owners reinforce the
district identity.
loop road through all four quadrants; however, topography and existing
development in the northeast quadrant will prohibit the road extension
in that quadrant. The Committee also expressed a desire to improve con-
Existing Signage and Graphics
nectivity between existing land uses and between the retail core of the
Town Center District and the Municipal Campus to the south. The loca-
The existing signage within the district appears uncoordinated and fails
tion of the proposed loop road along with connectivity opportunities to
to establish any district identity. A wide variety of sign types, colors and
the Municipal Campus are illustrated on the Desired Framework Plan,
shapes have been used throughout the district. While the newer retail
Figures 1 and 19.
developments have attempted to coordinate some signage and landscape
The WellPointe Shopping Center is shopping center is an example of vehicle oriented commercial uses
in the Town Center Planning Area.
detail, property owners simply do not have a framework plan to guide
Parking
them. Coordinated signage, graphics, landscaping and architectural design standards would help reinforce the district’s identity.
Existing conditions in the Broadview Heights Town Center area could
not be adequately described without some mention of parking availability and its impact on development activity. The provision of parking
has been an ongoing issue in the town center district because adequate
parking is a necessary component of any successful development in the
District. Additional parking is presently required to support activity in
the Crossings Shopping Center. Any new development must address the
parking needs of the end users. Consideration must also be given to any
shared parking opportunities that may exist.
Existing Del Corpo Landscaping Operation on the southwest corner of Route 82 and Broadview Road.
Chapter III 3
Broadview Rd
Physical Opportunity Diagram
To summarize the predominant existing conditions in the Town Center,
the consultant planning team prepared an Existing Opportunity Diagram
(Figure 5) which highlights several key defining features of the study
area. The Physical Opportunity diagram is a tool that illustrates how the
major organizational pieces (major roads, stream channels and vehicular
thoroughfares) come together to define opportunities in the Town Center.
The Physical Opportunity Diagram is the foundation for the creation of
the Desired Framework Diagram described in Chapter 5, Physical Plan.
The Framework Diagram is the tool that communicates the conceptual
Royalton Rd (rt 82)
or “Big Idea” that was developed during discussions with the Steering
Committee.
NORTH
Municipal
Campus
Legend
Major Road
Development
Opportunity
Existing
Development
Physical Opportunity Diagram
New Road
Wetland Corridor
Major Intersection
Figure 5
Chapter III 4
Chapter
Four
Office and Residential Outlook
Market Opportunities
Looking at the Office and Apartment market nationwide, we find that both market sectors are suf-
Understanding market trends and opportunities is a critical component
fering from the uncertain economic conditions. While growth in these markets is unpredictable, we
believe that the Town Center District should be positioned to respond to future opportunities in these
of a successful plan. Also, one of the primary development objectives
markets.
for this planning exercise is “that the master plan solution be market
driven.” This chapter highlights key findings relating to the market po-
Nationwide, Office vacancy rates stood at 19.7 percent in the fourth quarter of 2009, up from 19.1
tential for the Broadview Heights Town Center. While it is important
percent in the third quarter and 300 basis points above the same quarter a year ago. Completions in
to understand the office and residential market potential, the planning
for any retail component requires that the City of Broadview Heights
of the customers for the shopping center. The other customers are visi-
have a clear understanding of the retail market opportunities. The type
tors to the marketplace and those who drive even longer distances from
of retail tenants that can be attracted to Broadview Heights will dramati-
the site. For other types of centers, the drive times will be shorter. Actual
cally affect the architectural form and influence the Master Plan’s physi-
trade areas will vary depending on competition and other physical bar-
cal organization. In order to understand the retail market, the consultant
riers such as rivers, valleys and freeways that may separate trade areas.
team retained the services of Bulmash Real Estate Advisors, LLC. The
following summarizes some of the concepts the Steering Committee dis-
Developers and retailers will also look at the competition and will evalu-
cussed with Bulmash Real Estate Advisors and includes a discussion of
ate demographics, transportation and access. Finally, developers and
how developers and retailers will look at this site. This understanding
retailers will perform a Retail Gap Analysis, which evaluates the eco-
will provide valuable insight into what type of retail project is feasible
nomic demand for goods and services, and determines if that demand is
in Broadview Heights.
currently being satisfied in the market place.
the fourth quarter of 2009 were stable as a percentage of inventories, remaining at 0.3 percent, but
below the 0.7 percent historic average. The absorption of –19.8 million square feet was about the
same as absorption in the third quarter. Rents fell slightly in the third quarter of 2009 and are off 8.3
percent from the same quarter a year ago.
Apartment vacancy rates stood at 8.6 percent in fourth-quarter 2009, up from 8.3 percent in the
third quarter and 140 basis points above the same quarter a year ago. Completions as a percentage
of inventory remained the same as third-quarter 2009 at 0.2 percent, below the 0.4 percent historic
average. Rents fell slightly in third-quarter 2009 and are off 6.3 percent from the same quarter a
year ago.
SOURCE: Property & Portfolio Research
How Developers and Retailers
Analyze Opportunity
The Retail Opportunity
Typically, retailers and developers look at five key areas when attempt-
looked at the market the way a developer or retailer would. For the
ing to predict the viability of a market. Those include income levels,
purposes of our study, we analyzed the demographics of potential trade
population trends, competition, transportation, and retail demand within
areas within 10-minute, 15-minute and 20-minute drive times from the
a particular trade area. Retailers and developers look at certain key in-
intersection of Broadview Road and Route 82. While some retailers sim-
dicators when they are searching for retail opportunities. Typically, a
ply look at trade areas in terms of “miles from the site,” looking at the
developer or retailer looks at a “trade area,” which is the geographic area
drive time takes into consideration what geography and roads do to the
where potential retail customers reside. For example, the typical trade
trade area, which is more realistic. The trade area data was compiled
area for a regional mall would be the area within a twenty minute driving
from ESRI Business Analyst, a private demographic and data vendor.
distance from the potential site. In the absence of other competition, the
The Demographic Data is available as a supplement to this report.
In order to understand the retail opportunities in Broadview Heights, we
area within twenty minute drive will generate between 70 and 80 percent
Chapter IV 1
The International Council of Shopping Centers (ICSC) provides descriptions of each type of center along with information on their typical
size and trade area requirements. The following types of projects are
discussed in this section of the report.
REGIONAL MALL
Demographics & Trade Areas
In order to understand population trends and income levels, we looked
at the demographic data for the two closest trade areas (10-minute and
15-minute drive times) from Broadview Heights and compared them to
the trade areas for several major regional and lifestyle projects in the
area. By comparing Broadview Heights to those other locations, we can
General merchandise or fashion-oriented offerings. Typically enclosed
see if the Broadview Heights demographics are consistent to what is
with inward facing stores connected by a common enclosed walkway.
required to support a major retail project.
Parking surrounds the outside perimeter.
Typical GLA (Gross Leasable Area) Range: 400,000 - 800,000 square
Figures 6 and 7 on the following page illustrate the comparative 10-
feet
minute and 15-minute drive time trade area demographic conditions and
Trade Area Size: 5-15 miles (20-minute drive time)
show that Broadview Heights has better than average household income;
however, the community has relatively low density compared to the
LIFESTYLE CENTER
competition. The analysis also indicates there is no growth in short to
Upscale national-chain specialty stores with dining and entertainment in
er income households. The typical upscale tenants found in a lifestyle
an open-air outdoor setting.
center project are looking for a trade area with a significant number of
Typical GLA Range: 150,000 - 300,000 square feet
households with annual income over $100,000. In Broadview Heights,
Trade Area Size: 8-12 miles (15- to 20-minute drive time)
the number of households with more than $100,000 is much lower than
medium term. More significantly, there is limited density in the high-
the number found in the Beachwood Place and Crocker Park trade areas.
POWER CENTER
Category-dominant anchors, including discount department stores, offprice stores and wholesale clubs. Generally contains few small tenant
stores.
While the Broadview Heights income levels are strong, upscale retailers focus on the number of higher income households when developing
their location strategy. Each retailer is unique, but there is a high correlation between the number of household incomes over $100,000 and
the success of a lifestyle center and its retailers. While this is somewhat
“Reality Based Planning”
problematic, the greater problem is that the area is already served by
competitive projects within the general trade area.
COMMUNITY CENTER
General merchandise or convenience oriented offerings - Wide range of
apparel and other soft goods offerings.
Chapter IV 2
2009 Comparative Demographics
2009 Comparative Demographics - 15 Minute Drive Time
2009 Comparative Demographics - 10 Minute Drive Time
Broadview
Beachwood
South Park
Summit
Crocker
Heights
Place
Mall
Mall
Park
Summary
Broadview
Beachwood
South Park
Summit
Crocker
Heights
Place
Mall
Mall
Park
Summary
Population
229,348
562,152
317,219
271,064
357,883
Population
68,038
204,360
107,035
99,341
106,582
Households
94,323
234,284
127,965
112,054
148,253
Households
27,008
86,941
41,692
41,805
43,752
Median Age
43.00
39.90
40.70
38.30
39.60
Median Age
44.7
42.1
41.1
40.7
43.4
Trends 2009-2014
Trends 2009-2014
Population
-0.53%
-0.88%
-0.24%
-0.24%
-0.29%
Population
-0.43%
-0.82%
-0.19%
-0.11%
-0.04%
Households
-0.43%
-0.79%
-0.17%
-0.15%
-0.22%
Households
-0.30%
-0.74%
-0.08%
-0.04%
0.01%
0.24%
1.76%
0.18%
2.02%
0.69%
Median HH Income
-0.10%
0.39%
0.18%
1.42%
0.17%
$59,271
$71,927
$29,784
$45,258
$63,740
$26,932
$60,682
$72,107
$29,313
$46,135
$61,801
$25,904
$56,908
$72,656
$30,299
$69,101
$85,908
$34,074
$58,312
$80,874
$34,860
$69,324
$83,449
$32,638
$51,668
$72,520
$30,833
$71,255
$97,275
$40,193
18,030
35,137
24,439
15,477
28,369
7,185
19,635
10,829
8,293
13,303
Median HH Income
Household Income
Median
Average
Per Capita
HHs over $100,000
Household Income
Source: ESRI
15 Minute Drive Time
Median
Average
Per Capita
HHs over $100,000
Source: ESRI
Figure 6
10 Minute Drive Time
Figure 7
Chapter IV 3
Competition
Traffic Capacity & Access
Sophisticated retailers and developers analyze trade areas to understand
Retail establishments are significant traffic generators; therefore, having
the market and develop strategies for improving sales and marketing
an adequate transportation network is critical to their success. Regional
performance. In recent years, retailers have really worried about canni-
and Lifestyle projects, as well as large power centers, require a transpor-
balization, the situation where adding new stores takes away sales from
tation system consisting of interstate highways and high capacity col-
their existing stores and thus makes each store less profitable. Especially
lector roads to provide the required accessibility. While Broadview and
given today’s weak economic environment, retailers will not locate in an
Royalton Roads are adequate to serve the needs of the community, the
area that is already saturated by the competition and will not add stores
Broadview Heights Town Center District is more than 1.7 miles from
where they will negatively impact their own existing stores.
the Interstate Highway system and the existing arterial roads are gener-
BEACHWOOD
B
h
d
Crocker
Great Northern
Parmatown
SOUTHPARK
Macedonia
ally limited to two and three lanes. By comparison, competitive regional
As one can see from the trade area maps illustrated in figures 8 through
projects are generally served by roadways with a minimum of 5 lanes
15, Southpark Center in Strongsville absolutely dominates the southwest-
and are located within a mile of a major freeway interchange. While
ern part of the Cleveland metropolitan area; and Beachwood Place domi-
there may be adequate roadway capacity for a community-type center
nates the east side. Both projects have trade areas that extend into and
within the Town Center District, the distance from the freeway and lim-
significantly overlap each other in Broadview Heights. Additionally, the
ited capacity on adjacent roadways suggests that the transportation sys-
20-minute trade areas for both Summit Mall and Macedonia Commons
tem would not support a large regional or lifestyle center. It is likely
overlap in Broadview Heights. Due to this competition and the strength
that both Broadview and Royalton roads will need to be improved to ac-
of their market draw, we do not believe that there is an opportunity for a
commodate even limited retail expansion within the district. A detailed
regional center, including a lifestyle or large main street type project in
Traffic study is beyond the scope of this report.
Summit
S
i
SOURCE ESRI 2009
20 Minute Drive Time Trade Area
Figure 8
Beachwood
Crocker
Crocker
Great Northern
Parmatown
MACEDONIA
Broadview Heights. The opportunity for a power center is also limited
SOUTHPARK
p
by both the competition and the land available for development. Large
power centers adjacent to Southpark Mall, Summit Mall and Parmatown
Mall, along with Macedonia Commons severely restrict the opportunity
to attract the number of large tenants that would be required to develop a
successful power center. However, when we look at the trade area map
illustrated in figure 9, we see that there is an opportunity for a retail project serving the 10-minute trade area. This would suggest that Broadview
Heights may offer a geographic opportunity for a Community Center,
provided that there is enough retail demand.
Summit
SOURCE ESRI 2009
15 Minute Drive Time Trade Area
Figure 9
Legend
Broadview Heights
Competition
20 Minute drive time
Chapter IV 4
10, 15 & 20 MINUTE TRADE AREA MAPS
BROADVIEW HEIGHTS
Figure 10
CROCKER PARK
Figure 11
BEACHWOOD PLACE
Figure 12
SUMMIT MALL
Figure 13
Legend
Broadview Heights
Competition
MACEDONIA COMMONS
Figure 14
SOUTHPARK
Figure 15
Chapter IV 5
Retail Gap Analysis
Perhaps the most important information contained in the demographic
data is the retail gap analysis. The retail gap analysis estimates retail
spending potential for a retail trade area based upon population, income,
and consumer spending patterns. By analyzing this data, one can determine the extent to which a community is or is not capturing its sales
potential.
Understanding the pattern of retail spending within the Broadview
Heights Trade Areas will help us determine which retail sectors are exhibiting “surplus” and which sectors are exhibiting “leakage.” Retail
sales surplus indicates that a community pulls consumers and retail dollars in from outside the trade area, thereby serving as a regional market.
Conversely, when local demand for a specific product is not being met
within a trade area, consumers are going elsewhere to shop, creating retail leakage. Retail strategies can be developed for specific retail sectors
by analyzing the estimated amount of retail surpluses and leakages, giving retailers a snapshot of a community’s retail market potential. Generally, attraction or surplus categories signal particular strengths of a retail
market, while leakage categories signal particular weaknesses. We have
taken the income data for all the households within the three trade areas (10-minute drive times, 15-minute drive times and 20-minute drive
times) and looked at people’s propensity to spend on certain items, then
looked at the supply of those various retail uses within that trade area.
A Retail Gap Analysis is not designed as a detailed plan of action, nor is
figure 16, there is not an opportunity for a regional type project within
offer the Broadview Heights resident a convenient and compelling Com-
the twenty minute trade area. Retail demand is satisfied by the competi-
munity Center with the tenants that are needed to support the existing
tion in almost every retail category. There are a few notable exceptions
retail demand. By coordinating development of the entire district and
including: furniture stores; beer, wine & liquor; and florists. Those seg-
establishing design criteria, the City can encourage the creation of a dy-
ments of the market are not being fully serviced.
namic, easily identifiable Town Center District that can accommodate
daytime, evening and weekend activity, incorporating a mix of uses that
However, as we start to look at the 15-minute trade area, certain gaps
are easily accessible and pedestrian friendly.
begin to occur (See Figure 17). Opportunities are no longer limited to
furniture stores and beverage as opportunities for building materials and
some general merchandize retailers start to emerge. Additionally, an opportunity for specialty food stores, restaurants and entertainment start
to develop. Those retail gaps increase significantly as we look at the
10-minute trade area. While there seems to be some capacity to add a
book store, the volume is not large enough to justify one of the national
book stores, which would be essential if the City was to attempt the
development of a Lifestyle-type center. Based on the retail gap analysis, we believe there is a strong opportunity to develop a high quality
Community Center. The project could be anchored by a large format
general merchandise department store like Kohl’s, Target or Penney’s
and could also contain a home improvement store like Lowes or Home
Depot. In addition, a small specialty grocery store and a collection of
full and limited service restaurants and small retail tenants, including
health & personal care and apparel stores can be supported. Finally, we
believe that some limited professional service office could be included
within the core retail area to take advantage of the convenience nature of
this type of retail.
it an exact science. Rather, it provides the necessary input for the most
important aspect of a retail development strategy – in our case, understanding the type of retailers that can be recruited to the district, which
will determine the type of retail project that can be planned.
We started by looking at the 20-minute drive time, which is the trade
area for a regional or lifestyle type project. As indicated by the chart in
Market Conclusion
The existing demographic data provides useful information to help us
determine the type and scale of retail project that can be developed in
the Broadview Heights Town Center District. While it is unrealistic to
expect to attract a large regional center or upscale lifestyle center to
Broadview Heights, we can still capitalize on the district’s location and
Chapter IV 6
RETAIL
GAPAnalysis
ANALYSIS
Retail Gap
DRIVE TIME: 20 MINUTES
Drive Time: 20 Minutes
Industry Summary
Total Retail Trade and Food & Drink (NAICS 44-45, 722)
Total Retail Trade (NAICS 44-45)
Total Food & Drink (NAICS 722)
Demand
(Retail Potential)
$5,991,044,159
$5,096,190,006
$894,854,153
Industry Group
Motor Vehicle & Parts Dealers (NAICS 441)
Automobile Dealers (NAICS 4411)
Other Motor Vehicle Dealers (NAICS 4412)
Auto Parts, Accessories, and Tire Stores (NAICS 4413)
Supply
(Retail Sales)
$8,427,905,481
$7,141,912,935
$1,285,992,546
Demand
(Retail Potential)
Retail Gap
$-2,436,861,322
$-2,045,722,929
$-391,138,393
Supply
(Retail Sales)
Retail Gap
$1,239,027,950 $1,677,183,645 $-438,155,695
$1,065,998,086 $1,451,049,892 $-385,051,806
$94,506,802
$91,046,770
$3,460,032
$78,523,062
$135,086,983 $-56,563,921
Furniture & Home Furnishings Stores (NAICS 442)
Furniture Stores (NAICS 4421)
Home Furnishings Stores (NAICS 4422)
$178,844,195
$113,523,471
$65,320,724
$193,426,333
$94,898,954
$98,527,379
$-14,582,138
$18,624,517
$-33,206,655
Electronics & Appliance Stores (NAICS 443/NAICS 4431)
$178,044,856
$275,367,811
$-97,322,955
Bldg Materials, Garden Equip. & Supply Stores (NAICS 444)
Building Material and Supplies Dealers (NAICS 4441)
Lawn and Garden Equipment and Supplies Stores (NAICS 4442)
$210,764,114
$194,554,224
$16,209,890
$343,781,456 $-133,017,342
$318,109,829 $-123,555,605
$25,671,627
$-9,461,737
Food & Beverage Stores (NAICS 445)
Grocery Stores (NAICS 4451)
Specialty Food Stores (NAICS 4452)
Beer, Wine, and Liquor Stores (NAICS 4453)
$931,756,316 $1,084,920,207 $-153,163,891
$855,938,990 $1,027,021,708 $-171,082,718
$31,665,225
$37,229,668
$-5,564,443
$44,152,101
$20,668,831
$23,483,270
Health & Personal Care Stores (NAICS 446/NAICS 4461)
$192,982,764
$253,804,601
$-60,821,837
Gasoline Stations (NAICS 447/4471)
$840,472,853 $1,013,415,390 $-172,942,537
Industry Group
Clothing and Clothing Accessories Stores (NAICS 448)
Clothing Stores (NAICS 4481)
Shoe Stores (NAICS 4482)
Jewelry, Luggage, and Leather Goods Stores (NAICS 4483)
Sporting Goods, Hobby, Book, and Music Stores (NAICS 451)
Sporting Goods/Hobby/Musical Instrument Stores (NAICS 4511)
Book, Periodical, and Music Stores (NAICS 4512)
Demand
(Retail Potential)
$235,670,623
$189,035,269
$22,803,697
$23,831,657
$85,225,458
$40,408,416
$44,817,042
Supply
(Retail Sales)
Retail Gap
$366,881,744 $-131,211,121
$307,803,562 $-118,768,293
$28,570,758
$-5,767,061
$30,507,424
$-6,675,767
$107,305,901
$61,357,866
$45,948,035
$-22,080,443
$-20,949,450
$-1,130,993
General Merchandise Stores (NAICS 452)
Department Stores Excluding Leased Depts.(NAICS 4521)
Other General Merchandise Stores (NAICS 4529)
$568,191,955
$315,852,156
$252,339,799
$971,691,878
$525,686,062
$446,005,816
$-403,499,923
$-209,833,906
$-193,666,017
Miscellaneous Store Retailers (NAICS 453)
Florists (NAICS 4531)
Ofﬁce Supplies, Stationery, and Gift Stores (NAICS 4532)
Used Merchandise Stores (NAICS 4533)
Other Miscellaneous Store Retailers (NAICS 4539)
$130,782,382
$17,520,491
$33,408,162
$8,098,871
$71,754,858
$135,376,841
$11,563,038
$40,308,692
$10,615,518
$72,889,593
$-4,594,459
$5,957,453
$-6,900,530
$-2,516,647
$-1,134,735
Nonstore Retailers (NAICS 454)
Electronic Shopping and Mail-Order Houses (NAICS 4541)
Vending Machine Operators (NAICS 4542)
Direct Selling Establishments (NAICS 4543)
$304,426,540
$203,179,910
$50,234,936
$51,011,694
$718,757,128
$608,661,448
$60,988,686
$49,106,994
$-414,330,588
$-405,481,538
$-10,753,750
$1,904,700
Food Services & Drinking Places (NAICS 722)
Full-Service Restaurants (NAICS 7221)
Limited-Service Eating Places (NAICS 7222)
Special Food Services (NAICS 7223)
Drinking Places - Alcoholic Beverages (NAICS 7224)
$894,854,153
$454,213,290
$303,957,327
$100,172,193
$36,511,343
$1,285,992,546
$489,586,737
$506,892,020
$151,711,691
$137,802,098
$-391,138,393
$-35,373,447
$-202,934,693
$-51,539,498
$-101,290,755
Figure 16
SOURCE: ESRI 2009
Chapter IV 7
RETAIL
GAPAnalysis
ANALYSIS
Retail Gap
Industry Summary
Demand
Supply
(Retail Potential)
(Retail Sales)
Retail Gap
$2,533,969,307
$2,289,354,500
$244,614,807
$2,157,618,083
$1,899,650,041
$257,968,042
$376,351,224
$389,704,459
$-13,353,235
Demand
(Retail Potential)
$524,025,529
$452,810,588
$39,399,297
$31,815,644
Supply
(Retail Sales)
$260,542,574
$196,757,206
$28,408,919
$35,376,449
Retail Gap
$263,482,955
$256,053,382
$10,990,378
$-3,560,805
$78,342,731
$49,494,527
$28,848,204
$41,475,250
$17,953,240
$23,522,010
$36,867,481
$31,541,287
$5,326,194
$76,871,323
$119,079,436
$-42,208,113
$92,526,234
$85,735,781
$6,790,453
$76,754,001
$65,713,685
$11,040,316
$15,772,233
$20,022,096
$-4,249,863
Industry Group
$394,405,831
$362,129,790
$13,693,168
$18,582,873
$385,429,423
$372,058,767
$7,148,898
$6,221,758
$8,976,408
$-9,928,977
$6,544,270
$12,361,115
$78,840,503
$91,801,794
$-12,961,291
$351,444,481
$372,134,792
$-20,690,311
Industry Group
Demand
(Retail Potential)
Supply
(Retail Sales)
Retail Gap
$100,578,912
$81,411,231
$9,448,149
$9,719,532
$102,882,983
$83,506,609
$8,786,629
$10,589,745
$-2,304,071
$-2,095,378
$661,520
$-870,213
$34,761,350
$16,836,295
$17,925,055
$33,588,054
$20,839,754
$12,748,300
$1,173,296
$-4,003,459
$5,176,755
$233,983,073
$134,083,677
$99,899,396
$314,833,894
$149,221,982
$165,611,912
$-80,850,821
$-15,138,305
$-65,712,516
$55,515,463
$7,943,635
$14,142,242
$3,312,045
$30,117,541
$41,076,482
$4,065,472
$14,060,890
$1,789,592
$21,160,528
$14,438,981
$3,878,163
$81,352
$1,522,453
$8,957,013
$136,322,653
$92,943,872
$21,497,852
$21,880,929
$60,051,358
$32,472,232
$21,359,353
$6,219,773
$76,271,295
$60,471,640
$138,499
$15,661,156
$376,351,224
$185,673,332
$131,473,333
$44,427,476
$14,777,083
$389,704,459
$156,743,003
$169,999,351
$33,352,200
$29,609,905
$-13,353,235
$28,930,329
$-38,526,018
$11,075,276
$-14,832,822
Figure 17
SOURCE: ESRI 2009
Chapter IV 8
RETAIL
GAP
ANALYSIS
Retail Gap
Analysis
Industry Summary
Demand
(Retail Potential)
$860,117,136
$732,938,720
$127,178,416
Supply
(Retail Sales)
$434,612,788
$344,576,501
$90,036,287
Retail Gap
$425,504,348
$388,362,219
$37,142,129
Industry Group
Demand
(Retail Potential)
Supply
(Retail Sales)
Retail Gap
$34,542,419
$28,113,904
$3,177,012
$3,251,503
$4,886,584
$2,362,866
$10,832
$2,512,886
$29,655,835
$25,751,038
$3,166,180
$738,617
$11,640,693
$5,700,420
$5,940,273
$4,138,923
$3,169,755
$969,168
$7,501,770
$2,530,665
$4,971,105
Demand
(Retail Potential)
$180,460,813
$156,681,983
$13,329,140
$10,449,690
Supply
(Retail Sales)
$40,794,686
$36,481,283
$2,341,625
$1,971,778
Retail Gap
$139,666,127
$120,200,700
$10,987,515
$8,477,912
$28,023,697
$17,758,668
$10,265,029
$7,819,400
$1,352,532
$6,466,868
$20,204,297
$16,406,136
$3,798,161
$77,098,199
$45,602,203
$31,495,996
$34,349,574
$2,746,314
$31,603,260
$42,748,625
$42,855,889
$-107,264
$26,767,111
$22,160,071
$4,607,040
$32,524,055
$30,358,016
$2,166,039
$7,861,028
$4,684,217
$3,176,811
$24,663,027
$25,673,799
$-1,010,772
$18,695,367
$2,776,053
$4,748,421
$1,079,772
$10,091,121
$7,308,943
$1,138,692
$2,096,190
$549,038
$3,525,023
$11,386,424
$1,637,361
$2,652,231
$530,734
$6,566,098
$132,964,031
$121,912,577
$4,729,464
$6,321,990
$129,470,818
$120,042,689
$5,100,207
$4,327,922
$3,493,213
$1,869,888
$-370,743
$1,994,068
$47,843,455
$33,346,718
$7,412,889
$7,083,848
$909,166
$0
$382,734
$526,432
$46,934,289
$33,346,718
$7,030,155
$6,557,416
$25,476,363
$14,332,994
$11,143,369
$116,902,517
$70,544,314
$46,358,203
$127,178,416
$60,908,099
$45,658,206
$15,737,413
$4,874,698
$90,036,287
$38,960,599
$35,585,729
$11,388,193
$4,101,766
$37,142,129
$21,947,500
$10,072,477
$4,349,220
$772,932
Industry Group
Figure 18
SOURCE: ESRI 2009
Chapter IV 9
Chapter
Five
Physical Plan
The following chapter sets the direction, tone, and intent for the Master
Plan. The Desired Framework Diagram represents the understanding and
synthesis of the existing and planned physical conditions, market opportunities, the Master Plan Goal and Objectives, as well as community
desires. These elements can be interpreted as the ‘building blocks’ of
the Town Center Master Plan. They should be used as a benchmark for
evaluating future development and design proposals.
Guiding Principles, Goals and
Objectives
objectives. Additionally, these groups can continue to be involved in future activities by providing comments, observations, support, and encouragement.
Desired Framework Diagram
The Desired Framework Diagram represents a culmination of analysis
and discussion within the community regarding the ‘big picture’ or conceptual physical ideas behind the Town Center Master Plan. The Desired
Framework Diagram is a tool for showing how the major physical pieces
of the Town Center, such as connections, gateways, and neighborhood
zones, should be organized in relation to each other and to the adjacent
community. It highlights areas with predominantly similar development
characteristics and patterns, and suggests a hierarchy between those
spaces.
Critical to the formulation of the Desired Framework Diagram is the
establishment of Guiding Principles for Future Development that can be
used to evaluate future development proposals. Those principles form
the baseline upon which the planning recommendations, land use recommendations, zoning and design guidelines should be based. As future development projects are planned and reviewed, it is fundamental
that they adhere to the guiding principles set forth by this Master Plan.
The nine key objectives outlined in Chapters I and II should be used to
guide future development in The Broadview Heights Town Center District. Starting with the Royalton Road – Broadview Road intersection
and extending outward to the four quadrants, future development must
be coordinated to establish a strong district identity and sense of place.
While it is unlikely that the district will be developed under a single
ownership, the district development guidelines will serve as a unifying
force encouraging quality development. Partnerships between property
owners, businesses, citizens, civic associations, governmental entities,
and other groups must be actively encouraged and supported. These
groups should help support the implementation of the plan’s goals and
Chapter V 1
Guiding Principles
for Future Development
•
Emphasize Royalton and Broadview Roads as the major east west
wetlands and provide integrated pedestrian gathering places and na-
and north south transportation corridors for the Town Center and
ture walks as appropriate.
establish the Broadview and Royalton Road intersection as a major
focal point for the district.
•
•
Establish gateways (or an appropriate Town Center entry experience/identity) at the boundaries of the town center district, including the area south to Akins road and the Municipal Campus, North
to Royalwood and east and west along Royalton road from Town
Center Drive to Seneca Boulevard.
•
Create a distinct district identity through the use of consistent signage, street graphics, lighting, and landscaping.
•
Develop opportunities for a variety of multi-family residential housing types, primarily focused on market rate, for sale product.
•
Develop opportunities for professional and low density office space
within the district, well connected to the retail core.
•
Improve intersection appeal and pedestrian safety by establishing
distinctive cross walks and by making the major access points emphasize the Town Center Identity.
•
•
and other retail displays that are visible and accessible from the pub-
•
•
Town Center
Retail
lic streets.
•
Office
Exist.
Retail
Office
Office
MultFamily
Office
Flexibility
MultFamily
(flexible)
Multi-Family
(flexible)
It must be noted that the land use boundaries (sub areas) illustrated on
the attached framework diagram are intended to be flexible and may be
Municipal
Campus
adjusted in the final development site plans. The sub area boundaries
may be expanded or contracted, provided that the general relationships
between uses and adjacent roads and natural features remain consistent.
Single
Family
Additionally, land uses may be mixed within the same sub area (residential and office over retail) provided that the final site development plan
Community
reflects the general plan intent.
Land Use Key
NORTH
Town Center Retail
A-1 Single Family
B-5 Senior Housing
Provide extensive parking area landscaping and visual screening of
B-2 Multi Family (Flex)
vehicles from the major transportation corridors.
C-1 Local Retail
Take advantage of natural site features such as stream corridors and
C-2 Commercial
C-3 Office
D-1 Community
Legend
Major Vehicular
Thoroughfare
Loop Road
Town Center Focal Point
Major Pedestrian Spine
Project Gateway
Figure 19
Chapter V 2
The Illustrative Master Plan
The Master Plan illustration represents the planning concept for the
Town Center and provides one potential solution for the future of the
Town Center. This illustrative plan is intended to demonstrate a possible
alternative showing how the policies outlined in the Master Plan could
be implemented and should be used as another tool for evaluating future
projects within the Town Center. The Illustrative Plan is not intended to
be viewed as a site plan, but rather a concept of potential development
resulting from policies and principles outlined as part of the overall plan.
The purpose of this graphic is to illustrate how proposed infrastructure
changes, street and traffic modifications and building arrangements can
work with the available land and market conditions.
The Illustrative Plan drawing also provides a guide for physical improvements, showing concepts for new development and redevelopment opportunities by both public agencies and the private sector. The
private sector is encouraged to work together with the public sector to
develop alternative conceptual plans that support the Guiding Principles
for Future Development. It is important to understand that before any final decisions are made regarding new development proposals within the
Town Center, a great deal of attention will be necessary for the detailed
planning, design and review of those projects. A new Town Center Zoning Ordinance along with Design Guidelines must also be developed to
establish clear specifications for future development..
North
Illustrative Master Plan
Chapter V 3
The Northwest Neighborhood
It is anticipated that the Master Plan will need to respond to changing
market conditions and dynamics, and therefore, the organization of the
physical development graphically depicted in the Illustrative Plan will
change. However, the principles and policies from which they were
founded must remain intact in order to preserve the underlying conceptual vision for the Town Center. The design concepts shown in the Illustrative Plan represent a synthesis of the consultant planning team’s
understanding of existing physical conditions, market analysis, and extensive feedback by many participants throughout the planning process.
Several recommendations shown in the Illustrative Plan will require specific studies from both an engineering and legal standpoint. Issues such
as land acquisition, common drainage facilities and road alignment will
need to be evaluated.
Retail/Entertainment Development
Potentially 500,000 square feet at the following locations:
• In the southeast quadrant along Royalton road.
• In the southwest quadrant, north of the wetland buffer.
• In the northwest quadrant.
North
Northwest Neighborhood
Chapter V 4
The Southwest Neighborhood
North
Southwest Neighborhood
Chapter V 5
Restaurant and Entertainment
Opportunities
North
Restaurant and Neighborhood Opportunities
Chapter V 6
Major Intersection
Opportunities
North
Major Intersection Opportunities
Chapter V 7
Residential Development
Potentially 500 Units at the following locations:
• In 2-3 story attached town homes in the southwest
quadrant.
• In a new multifamily neighborhood north of the Municipal Campus.
• In a new single family, conservation development west of
Broadview Road.
North
Chapter V 8
Office Development
Potentially more than 450,000 square feet. At the following
locations:
• On upper floors of mixed-use buildings in the southwest
quadrant.
• Within the Southeast quadrant, expanding the existing
low density office development.
• South of the wetland corridor in the southwest quadrant.
North
Office Development
Office Development
Chapter V 9
Legend
Major Pedestrian
Connection
All Puropse Trails
Major Roads
NORTH
Pedestrian Connectivity Plan
Chapter V 10
Design Elements / Policies
•
Develop a small public gathering place on the southwest corner of
the Broadview / Royalton Road intersection with strong pedestrian
connections to the public sidewalks.
•
•
Screen blank building walls and parking lots from the public streets
by using appropriate landscaping and building articulation, especially along Royalton Road.
•
and other retail displays that are visible and accessible from the public streets.
•
•
Incorporate facilities for cyclists into street improvements and open
space plans. Facilities should include appropriately designed bike
lanes along with bike racks and storage opportunities.
It is important that the Town Center establish a unique identity that is unlike anywhere else in Broadview Heights. The Town Center would benefit in many ways from features that promote a distinctive identity. These
elements can also help to make the Town Center a cohesive district that
is easily recognizable. A series of signature focal points, open spaces and
gateways would help to reinforce this identity. The following are some
key design features that should be included:
•
Improve the Royalton and Broadview Road intersection by introducing decorative cross walks and paving patterns to strengthen the
district identity.
•
Reserve the property in the northwest and southwest quadrants of
the Broadview and Royalton Road intersection for a well coordinated Community Retail Shopping Center (or centers.) The retail
development should contain the appropriate collection of tenants
and must be of sufficient size to establish the critical mass required
to sustain a community retail center.
•
•
Integrate mass transit opportunities into the town center by coordinating with the Regional Transit Authority. Bus stops should be
provided on both Royalton and Broadview Roads.
•
Provide architectural elements, such as sculpture, public art and
unique signage into the Town Center streetscapes to establish a
strong district identity.
•
Create small, urban ‘pocket parks’ to enhance the pedestrian environment throughout the Town Center and to provide transitions between structures. They can also serve to link the project to existing
natural site features.
Chapter V 11
Physical Plan Recommendations
Retail/Entertainment Development
The Master Plan for Broadview Heights’s Town Center strives to de-
Potentially 500,000 square feet at the following locations:
scribe a potential vision for the downtown that maximizes economic
opportunities in a manner that is conducive to community goals and objectives. As such, a variety of uses serving local residents, employees
and area visitors are included. Also incorporated into the plan are sites
for new residential development that could increase the local resident
•
In the southeast quadrant along Royalton road.
•
In the southwest quadrant, north of the wetland buffer.
•
In the northwest quadrant.
Open Space
Plan recommendations. The following summary incorporates the physical plan recommendations and anticipates the potential types of uses that
would be provided if ‘full build-out’ proceeded according to the Illustrative Plan drawing; however, this is only one of many possible scenarios
Town Center Design Guidelines. A proposed Design Guideline Outline
has been included in Chapter 6 of this report.
In addition, in order to prepare the district for development, The City of
population.
A significant amount of new development is anticipated by the Master
Center Planned Zoning District and the development of Comprehensive
Broadview Heights should secure funding to improve Broadview and
Royalton Roads, construct the Town Center loop roads and secure any
wetland and stream channel relocation permits required to facilitate loop
road construction.
Although it is recommended in the design guidelines that open space
amenities be incorporated and encouraged within all new private developments, the Master Plan proposes possible public open space at the
following locations, if feasible:
for the Town Center.
•
At the southeast and southwest corners of the Broadview and Royalton Road Intersection.
Office Development
•
Along the existing wetland and stream corridor separating the Office and Retail Uses.
Potentially more than 450,000 square feet. At the following locations:
•
At key pedestrian areas integrated into the commercial and residential areas of the district.
•
On upper floors of mixed-use buildings in the southwest quadrant.
•
Within the Southeast quadrant, expanding the existing low density
office development.
Keys to Stimulate Development
•
South of the wetland corridor in the southwest quadrant.
By commissioning this Master Plan for the Town Center, the City of
Broadview Heights has exhibited the leadership and vision that is the
necessary first step in repositioning an underachieving area. To follow-
Potentially 500 Units at the following locations:
ment of other groups and private developers if the vision for the Town
•
In 2-3 story attached town homes in the southwest quadrant.
Center that is described in this Plan is to be achieved. As the foundation
•
In a new multifamily neighborhood north of the Municipal Campus.
vides a conceptual vision for the future of the Town Center; however,
•
In a new single family, conservation development west of Broadview Road.
several tools are necessary to evaluate actual development proposals and
up this effort, the City’s leadership will need to be coupled with involve-
for the Town Center Master Plan, the Desired Framework Diagram pro-
redevelopment strategies. These tools include the creation of a Town
Chapter V 12
Chapter
Six
Outline Design Guidelines
Site Design
Parking Setbacks
Minimal setbacks for parking lots create traffic stacking issues and
Site Issues and Recommendations
leave minimal space for landscaping. By defining an appropriate park-
A comprehensive set of Design Guidelines to specifically address
create a consistent setback, the city should establish parking setbacks
ing setback, traffic safety and district aesthetics will be improved. To
site development issues that may be encountered within the Broadview
that provide adequate area for parking lot screening, street trees and
Heights Town Center District should be developed. Having a set of de-
lighting. The City should also work to acquire all right-of-way neces-
sign standards will assist the community in assessing future develop-
sary to establish a consistent right-of-way along the major corridors and
ment proposals and will insure that the City’s vision is fulfilled. The
proposed loop roads within the District.
City should use the following outline as the foundation for establishing
development standards to be incorporated into the Broadview Heights
Town Center Planned Zoning District. The Town Center District Design
Recommendations
Standards should take precedence over all other standards when consid-
A minimum ten (10) foot setback should be adopted to provide an ade-
ering site development within the Planned District.
quate landscape buffer. This setback should only be permitted where the
desired right-of-way width has been established. Larger setbacks should
The specific areas that should be addressed in the Design Criteria can be
be required along parcels where additional right-of-way acquisition is
divided into four sections:
anticipated by the city. Parking should be encouraged to the side and/or
•
•
•
•
Site Design
rear of buildings; however, the standards must recognize that adequate
Building Design
parking adjacent to the primary retail tenant entrance is critical for the
Landscape Design
Signage and Graphics
successful operation of a community retail project. The impact of large
parking fields should be mitigated through the use of parking lot landscaping and screening along with generous pedestrian spaces.
Chapter VI 1
Building Setbacks and Orientations
On many existing sites, the significant building setbacks from the road
allow broad expanses of parking areas that dominate the view. On other
sites, the buildings are oriented in such a way that vehicular circulation
is too close to the major roadways with poor traffic circulation and sight
lines to maintain public safety.
Recommendations
A minimum 20’ setback for buildings is recommended. This setback
should only be permitted where the desired right-of-way width has been
established. Larger setbacks should be required along parcels where additional right-of-way acquisition is anticipated by the city.
Where feasible, minimize parking in front of retail uses to reduce building setback. Along Broadview and Royalton Roads, parking for small
parcels such as restaurants, small offices and freestanding retail, should
be located at the sides and rear of the building only, not between the
Right of Way and the building. This is especially critical in the Northwest and Southwest quadrants of the District when placing freestanding
buildings along the street edge. This should not apply to larger tenant
buildings where parking fields will be required between the storefront
and the right-of-way. Commercial sites and community shopping centers
should be organized to create shared parking opportunity.
While most buildings along Royalton Road will maintain a deeper
building setback, freestanding retail, restaurants, small offices and
elements of larger buildings or retail centers can address the street
with minimal setbacks.
Chapter VI 2
Parcel Access and Curb Cuts
BUILDING DESIGN
Numerous curb cuts exist along both Broadview and Royalton Roads
Building Articulation
providing each individual parcel with access. The curb cuts are often
spaced too close together, creating circulation and safety problems. Standards should be adopted which address specific design criteria including
shared entrances, spacing between entrances, and spacing from intersections.
Recommendations
Full access curb cuts should be established as indicated on the Illustrative Master Plan. Where possible, shared curb cuts are to be created, and
overall circulation within each quadrant should be designed concurrently
so that access drives and internal circulation is coordinated. Larger sites
(e.g. retail centers) will be permitted more than one curb cut with a mini-
Building articulation, which is the expression or outlining of parts of the
building by its architectural design, shall be provided in order to achieve
the following:
•
Create a complementary pattern or rhythm, dividing large buildings
into smaller, identifiable portions.
•
Break up the building mass through offsets and other methods that
articulate the horizontal and vertical building planes.
•
Incorporate details that create shade and cast shadows to provide
visual relief.
•
Provide vertical reveals and projections to express a rhythmic pattern across the elevation.
•
Provide other architectural details including texture, pattern, vertical and horizontal relief and other treatments that will reduce the
visual impact of long blank walls. Foundation landscaping (where
appropriate outside of Town Center Streets) designed to complement the building architecture is encouraged but not required.
•
Emphasize building entrances through the use of appropriate accent
materials, building massing, facade offsets and by developing dramatic combinations of architectural forms.
mum spacing as indicated on the Illustrative Master Plan.
Buildings with drive-through service may be permitted to have two curb
cuts depending on site layout. Shared access between adjoining properties should be encouraged to minimize curb cuts. Pad sites should share
access with larger retail centers for simplified on-site circulation. Curb
cuts should be spaced at least 125’ from any major intersection, edge of
pavement to edge of pavement. Right-in/Right-out only access should be
encouraged when secondary access is necessary. Appropriate stacking
distances should be designed for individual sites.
Building articulation shall be provided as specified in the following:
•
All nonresidential structures fifty thousand (50,000) square feet in
size or greater, except department stores, shall incorporate architectural variation of at least three feet in depth for every twenty-five
feet (25’) in façade length.
•
All nonresidential structures less than fifty thousand (50,000) square
feet shall incorporate architectural variation of at least one foot in
depth for every twenty feet (25’) in façade length.
Chapter VI 3
Building Materials
Landscape Design
Eighty Five percent (85%) of all building walls that are not transpar-
Parking Lot Screening
ent, including parking structures, visible from any specified public street,
Parking areas adjacent to the major corridors should be adequately
shall be covered with masonry, or any of the following materials:
•
•
•
•
•
•
•
screened and should have appropriate interior landscaping.
Natural and synthetic stone,
Cement board siding,
Precast concrete,
Recommendations:
Cast and cultured stone,
Screen surface parking lots with a minimum 3’ high continuous ever-
Glass Fiber Reinforced materials such as Concrete and Gypsum,
green or deciduous hedge, earth mounding, or masonry wall (hedge size
Exterior Insulation and Finishing Systems (EIFS),
at installation = 24” height and 30” spacing). A creative combination of
Synthetic Stucco.
these elements is encouraged for longer frontages to avoid visual monotony.
Corrugated metal and exposed fasteners are prohibited. Architectural
metals are prohibited except for miscellaneous trim work unless they
are approved by the City.
Any exterior building wall that is closer than 60’ to the right-of-way line
of any specified major thoroughfare or collector street shall be required
to be twenty five percent (25%) transparent.
All facades of an individual building, multiple buildings in a shopping
center, or integrated business development, and all roofing in a shopping
Roof Form / Type
Permitted roof forms include, flat, pitched, arched and shed roofs. There
shall be no restriction on the type of roof system incorporated into the
design.
center of integrated business development shall have similar architectural design, color, and materials as specified above.
Building Form
A variety of architectural details, materials and building forms shall be
permitted throughout the development. All portions of a structure shall
have a unified design treatment, appropriate in scale and harmonious
with other structures in the development.
Chapter VI 4
Parking Lot Landscaping
Sight Distance
Provide interior landscaping to improve the overall visual quality of
Sight distance at major intersections and curb cuts is critical for driver
large parking fields. Guidelines for improving the aesthetic quality of
and pedestrian safety.
parking areas and the site should address breaking up large expanses of
pavement and providing shade, buffering, and screening from adjacent
properties and roadways.
Recommendations
Any surface parking lot over 6,000 sq. ft. or 20+ parking spaces shall
Recommendations
The lowest branches of trees should be 8’ and shrubs should not exceed
36” in height. A sight line triangle should be established at all curb cuts
onto public streets as recommended by the city engineer, with shrubs not
exceeding 24” height.
provide interior landscaping with a minimum of 5% of parking area designated as green space.
No parking area should exceed 20 parking spaces in a row without
Selection of Plant Material
breaking up the pavement with a landscape island whose outside curb
Minimum plant sizes at installation and suggested materials should be
dimension is 36 feet X 9 feet, excluding appropriate curve radii to ac-
established. The use of ornamental grasses and seasonal color should
commodate vehicle maneuvering.
be encouraged.
A minimum of one shade or ornamental tree should be planted per
Recommendations
parking island.
Minimum standard plant sizes at installation are as follows:
Parking lot trees (at installation) should be large growing, deciduous
shade trees 2” - 2 1/2” cal. and 12-14’ height.
•
•
•
•
Shade Trees. 2” cal. 12-14’ ht.
Ornamental Trees. 8-10’ ht. Multi stem, 2”cal.
Evergreen and Deciduous Shrubs. 24” ht.
Evergreen Trees. 6’ - 8’ ht.
A listing of approved plant materials should be included in the Design
Criteria. An overall landscape street tree plan should be developed for
the district and included with the District Design Criteria.
Chapter VI 5
Signage and Graphics
General Retail Wall Signs
ment sign base shall match the primary exterior building materials, and
All tenant stores located within the Town Center shall be permitted an
shall conform to a standardized ground monument sign detail to coordi-
Inconsistent sign types, sizes, colors and locations currently litter the
exterior building sign for each separate exterior “customer” entrance.
nate with the Town Center Identification signs.
Broadview/Royalton Road corridors. The following recommendations
Tenant signs shall not exceed 70% of the store front length on which the
for signage modifications should apply to all new signs. In addition, the
sign is placed. Letter height shall not exceed 36” in height except ma-
Signs shall be composed of individual, free standing letters. No “belt” or
City of Broadview Heights should consider implementing a program that
jor retail tenants which shall be permitted 60” high letters. Blade signs,
“box” type signs or “pillow” signs will be permitted unless they are part
would require existing non-conforming signs within the Town Center
canopy signs and three dimensional signs are also permitted, provided
of a tenants national identity. All necessary sign supports and electrical
District to be modified or removed over a designated period of time.
the total tenant signage does not exceed the maximum calculated square
connections shall be concealed.
footage available based on tenant frontage.
Type and Location
Free Standing Out Parcel Buildings Signs
All signs must be illuminated and shall derive light from a concealed
source. No exposed lamps, globes or tubes will be permitted. Minimum
return depth for illuminated signs shall be 5”. Illuminated signs may be
Many signs along the corridor are too tall or large for the business that
The maximum allowable number of signs per free standing building is
they represent and the scale of the District. Appropriately sized signs in
one (1) sign for each Public Street or circulation drive frontage. Signs
visible and appropriate locations are the key to the success of business
must be contained in one area on the facade and shall not exceed 70 % of
and the visual appeal of the District.
Lettering on all store signs shall be limited to business or trade name of
length of the building face to which it is attached. Letter height shall not
the premises. No sign manufacturer’s name, union labels, or other letter-
exceed 36” in height except major retail tenants which shall be permitted
ing shall be visible. Logo signs will be reviewed on an individual basis
60” high letters. One detached ground monument sign shall be permitted
by Developer, but in general, national tenants with recognizable logos
for each individual building and such sign shall not exceed five (5’) feet
within or adjacent to their trade name are acceptable. All logos shall
in height and not exceed 45 square feet in surface area per face. Monu-
adhere to the requirements of these criteria.
Recommendations
Town Center Identification Signs
One ground monument Town Center identification sign shall be permit-
“pegged out” from mounting surface for silhouette effects.
ted for each of the major driveway entrances to the development in any
quadrant. The Ground signs may be mirrored on both sides of each entry
driveway to create a gateway entry feature. Each sign shall be limited to
10’ height and shall not exceed 100 square feet per face, per side of entrance. In the event Town Center identification is incorporated into any
proposed entry wall or landscape feature, only the actual area of sign text
and any logo identifying the development shall be measured.
Additional ground monument identification signs shall be permitted adjacent to both Broadview and Royalton Roads provided they are coordinated with the design of the ground monument signs at the major entry
drives.
Chapter VI 6
Lighting Standards
Vehicular Roads & Parking Areas:
General lighting criteria
Metal Halide or LED fixtures shall be used with no direct glare onto ad-
A parking lot lighting system using Metal Halide or LED lighting shall
shielded from adjacent properties and/or public streets.
jacent properties or public streets. The glare from such fixtures shall be
be installed to provide a minimum illumination of 1.0 foot candle average between poles on all paved areas during business hours. Higher
Standards, poles, and fixtures shall be compatible in color and in design
light levels are permitted at entrances and other significant pedestrian
throughout the site and no greater than 40’ in height. Accent and pedes-
and vehicular areas as determined by developer, consistent with stan-
trian lighting may be included with maximum pole height of 16’.
dard industry practice.
All lighting must be arranged or shielded (dark sky fixtures) to avoid ex-
Walkway Lighting:
cessive glare onto any portion of the Town Center or adjacent properties
Walkway lighting comprised of standard, pole, bollard and wall mounted
or city R.O.W. Flood light type fixtures are prohibited, except in service
fixtures shall be no greater than sixteen feet (16’) above grade.
areas, provided light source is not visible by the general public during
business hours. Architectural accent lighting of any type is permitted
throughout the District.
Accent Lighting:
Up lighting shall be concealed or positioned to screen the light source
Parking lot areas shall have round tapered poles and concrete bases
from adjacent property. Floodlighting or spotlighting of architecture,
throughout Town Center with a maximum height of forty (40’) feet.
graphics, or natural features shall not create spillage of light onto adja-
Light standards and fixtures may be varied in design, color and height
cent property or public streets.
to provide different lighting for different situations. Bollard, accent and
pedestrian scale lighting shall be permitted, as well as directional lighting to accent architectural features and amenities. Light fixtures shall be
selected to complement building architecture. Finishes of any externally
exposed fixtures must match the adjacent surface finish.
Security lighting for all paved areas shall be provided. The use of building mounted fixtures to illuminate parking areas is prohibited except for
parking within receiving areas. Wooden light poles are not permitted.
Chapter VI 7
Chapter
Seven
Other Zoning Considerations
Land Use Recommendations
As part of the Town Center Master Plan work, the City of Broadview
Wallings at I-77
Wallings at
Broadview
Heights requested that the Planning Consultant look at several specific
parcels of land outside of the Town Center Study Area and provide recommendations relative to zoning changes that may be appropriate based
on land use adjacencies and other factors that influence zoning. This
Chapter addresses those specific parcels and provides recommendations
Downtown
Study Area
based on a preliminary review of the existing land uses. The consultant
Royalton (82) at I77
was not tasked with preparing a detailed economic land use evaluation
and was not asked to prepare any detailed site assessments, ownership
or feasibility studies. The recommendations that follow are based solely
on discussions with the Steering Committee and City Staff along with a
review of the current zoning map. (Figure 20)
The Planning Consultant looked at the following four areas at the request
of the City of Broadview Heights:
•
•
•
•
Broadview
South
Broadview Road at Wallings.
Broadview Road South of the Municipal Campus.
Royalton Road at Interstate 77.
Legend
Town Center Study Area
Wallings Road at Interstate 77.
NORTH
Secondary Study Areas
MAIN Corridors
Land Use Recommendations
Figure 20
Chapter VII 1
SPRAGUE ROAD
13
12
26
11
28
29
14
21
30
581
4
west side of Broadview Road that are currently zoned single family
residential. Those parcels are highlighted on the adjacent map with the
recommendation that they be rezoned to C-2 General Commercial. All
Extending commercial zoning beyond those properties is not recom-
ROAD
10
9
mended. There are also three parcels located between Broadview Road
74
581
3
and Avery Road that are currently zoned single family but are being used
20
21
31
26
27
28
29
30
42
581
C-2 General
Commercial
20
48
5
4
3
52
2
1
GS
LIN
9
56
55
S
WE
10
12
53
10
3
2
5
19
581
15
50
23
35
14
25
48
VA
LL
10
9
40
12
VALLEY PARK CIR
34
13
18
46
14
17
33
30
DR
IVE
streetscape, signage and graphic design standards.
28
42
27
43
16
5
17
19
581
14
7
6
5
4
3
2
9
10
11
12
22
1
31
32
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14
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3
21
Office
4
79
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23
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47
37
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29
50
22
49
48
46
47
57
19
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45
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40
24
23
22
61
46
56
2
1
25
35
33
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36
37
4
3
6
5
8
7
34
35
9
12
11
10
26
25
59
58
581
28
45
30
29
28
98
26
76
RE DR
IV E
43
44
45
46
46
47
99
24
18
72
581
26
3
2
26
3
41
88
80
66
35
65
61
22
60
51
49
38
91
50
93
101
96
25
95
52
94
26
36
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28
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34
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30
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58
9
1
24
37
90
51
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29
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54
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30
20
21
83
62
27
57
31
32
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18
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27
2
19
84
49
31
26
18
85
48
63
32
17
100
86
64
33
16
39
87
Existing
Single Family
34
40
15
81
67
28
2
42
47
79
89
17
15
43
78
37
25
4
2
44
97
36
5
22
14
77
27
33
32
31
30
13
1
2
ROAD
EAST WALLINGS
68
23
2
581
25
36
58
49
38
22
42
40
39
38
32
31
55
69
21
19
20
24
48
39
18
6
1
78
54
48
17
7
1
25
15
24
25
70
24
32
1
16
GLEN OAK DRIVE
8
31
21
20
56
SPRUCEDALE DRIVE
40
16
41
45
15
16
26
71
29
19
20
19
27
41
8
39
PA
RK
55
43
62
WOODM
E
20
23
EY
54
53
52
30
92
42
38
Broadview Road / Wallings Zoning Recommendations
21
10
17
49
51
21
58
22
31
33
1
15
60
61
52
15
37
11
20
C-2 General
Commercial
88
31
32
14
18
26
24
62
21
32
67
18
2
15
36
27
19
18
74
3
5
44
581
13
11
3
63
51
581
27
14
581
16
6
4
17
12
18
13
16
64
41
68
25
5
3
9
15
4
16
2
59
73
13
9
22
14
65
16
20
6
11
4
21
13
9
12
2
57
75
6
7
14
7
24
66
581
24
53
AD
1
23
11
69
7
5
37
12
10
7
be developed. In addition, the entire district could benefit from improved
12
34
RO
CDBG funding. A new Mixed Use Zoning Classification would need to
22
12
13
14
15
9
8
17
1
16
28
70
RY
4
11
2
34
12
13
8
1
1
D
3
11
11
59
17
27
35
71
E
AV
catalyst to stimulate investment in the district and may be eligible for
54
21
10
9
17
36
26
20
8
FIRWOOD DRIVE
37
72
66
19
7
14
D
EVAR
L
WA
more dynamic project. This type of mixed use project could act
as
a
T
A
RO
52
ICTORIA DRIVE
B
51
18
6
42
BOUL
bile dealership to the north (should that become available) to create a
50
53
4
39
36
1
4
7
15
29
43
70
65
17
19
41
33
96
5
4
3
18
73
14
8
20
44
38
64
6
5
30
6
6
47
48
49
13
16
33
51
42
85
15
2
1
Existing
Single Family
74
63
13
10
9
39
62
10
14
32
19
10
8
E
RLAN
residential. This property couldHEbe
combined
with the existing automoATHE
10
38
Comm.
31
21
9
45
DRIV E
59
8
7
TNUT
CHE S
38
37
36
58
6
50
61
6
12
23
11
to develop a small mixed use project with on street retail and integrated
35
581
23
5
4
86
75
9
11
38
44
40
39
57
83
9
15
43
41
56
3
41
16
12
8
those parcels to a commercial or retail use,
there may be an opportunity
34
37
7
16
581
9
on the west side of Broadview Road. While it would be logical to rezone
59
28
18
24
25
55
6
60
34
581
5
24
13
Finally, there is a fairly large area of single family zoned land fronting
32
2
7
23
22
HOLLYLANE DRIVE
76
8
8
14
54
36
35
25
1
77
12
22
to the commercial zoning; therefore, we recommend that the zoning be
60
2
40
5
7
35
53
5
4
26
12
78
11
8
2
75
19
Live / Work
Mixed Use
27
6
land use to the north and west and would mark a logical southern limit
18
34
94
10
as professional office and parking. The office use is compatible with the
17
33
3
11
581
1
31
1
RICHARD
would establish a logical limit to commercial zoning in those locations.
581
6
2
13
1
95
43
45
46
52
30
2A
14
44
29
4
44
of the parcels are directly adjacent to commercial zoning districts and
28
5
20
93
90
47
4
6
19
91
49
44
18
48
3
2
27
43
17
50
26
Existing
Single Family
23
There are eight parcels along Wallings Road and three parcels on the
16
23
7
16
73
15
22
21
25
41
24
changed to office.
20
19
42
26
35
7
18
8
22
could be rezoned based on either existing function or land use adjacen-
16
17
16
15
14
13
9
27
consistent throughout the district, several parcels were identified that
34
12
10
of commercial and residential properties. While land uses are generally
33
45
40
Broadview Road, in the vicinity of Wallings Road, contains a collection
cies.
39
87
51
ROAD
11
9
31
80
LONGVIEW
8
81
DRIVE
7
6
89
ELMHURST
5
ROAD
4
3
BROADVIEW
2
1
SHADY LN
25
KIMROSE LANE
24
23
1
24
OVERLOOK AVENUE
Broadview at Wallings Road
SPRAGUE ROAD
71
20
Chapter VII 2
5
12
11
13
10
5
2
1
EDGERTON
The planning team did not find any major zoning issues in the area south
4
21
20
19
12
13
10
13
1
9
3
4
8
5
7
2
11
18
ROAD
9
7
3
5
4
8
94
96
95
61
60
59
118
58
113
42
41
43
15
16
21
23
24
25
41
42
43
12
11
BA R
27
26
28
NS
L
1
52
29
50
51
49
48
46
47
9
SEXTON
COURT
8
32
7
6
30
33
5
4
31
53
32
33
3
31
51
22
30
35
27
34
21
23
29
50
SWEET BAY
COURT
ARCHER
COURT
52
26
20
19
24
1
18
25
48
2
17
16
53
49
36
20
21
22
W
23
14
35
34
IN ESAP
MCCL A RE N
48
47
46
45
24
25
33
LANE
Broadview Road South Zoning Recommendations
32
D RIV E
26 27 28 29
30
L AN
99
31
CT
ARLET
3
O LLOW
24
34
145
2
143
187
185
22
12
127
CKL
E
85
L
139
131
81
113
179
181
137
177
167
S
UN
165
159
111
FL
OV OW 171
A L ER
163
176
133
135
169
173
ER
175
COU
RY147
149
RT
97
OLD MILL
PATH
155
153
4
18
103
101
10
9
12
3
10
5
91
62
32
20
22
28
26
25
24
23
22
70
59
99
52
53
54
55
51
46
47
31
45
48
32
44
96
21
6
20
56
57
95
37
76
2
1
58
18
77
80
88
4
3
79
5
HAMILT
ON
75
17
17
19
78
32
31
26
25
33
LA
74
39
73
9
13
76
40
38
36
22
72
41
E
RIV
DD
97
74
51
42
35
OR
ATF
STR
98
94
E
43
33
34
2
11
DR
IV
585
21
47
50
93
48
30
49
65
DA
L
69
29
46
83
49
28
45
72
67
KE
N
50
26
25
27
71
60
29
92
44
69
61
31
18
16
21
23
24
68
19
5
84
85
87
90
27
Rural
Residential
86
88
66
67
30
7
8
99
151
105
157
11
5
43
42
63
33
18
109
107
35
8
95
64
34
91
94
65
82
87
E
TL
IS T89
TH OU R
C
115
41
40
80
36
13
3
117
129
39
37
122
125
SU
161
585
10
19
38
23
1
MACINTOSH LANE NORTH
183
TR
AI
L
7
15
71
38
36
35
189
1
33
14
37
57
BRIG
HT
E
25
40
56
81
26
32
39
141
TA
NH
50
13
86
37
19
15
44
49
38
18
10
AY
W
2
13
EY
22
15
D CT
17
COVINGTON COURT
18
80
82
54
55
51
5
6
79
31
42
LL
KNE
BUC URT
CO
40
39
17
19
7
AP
ES T
IN U R
CO
15
15
20
52
W
that are currently zoned industrial. These parcels are surrounded by resi-
D
EL
53
8
83
53
78
27
43
1
15
6
30
44
41
58
9
10
59
98
28
E
11
RO
CIR ME
CL
E
52
45
AN
12
104
105
51
77
Y
13
75
76
83
54
115
14
77
50
74
76
61
NE
C
TO
49
75
62
60
103
106
63
72
73
585
20
16
29
46
HO N E
Finally, there are ten parcels of land on the east side of Broadview Road
78
101
102
107
73
84
56
55
116
73
64
100
108
47
48
85
82
57
585
9
114
81
99
110
109
PIP
P
CIR EN
C LE
65
71
WAY
117
1
L
RC
CI 80 79
63
62
97
98
70
70
36
35
34
72
65
64
111
71
66
93
98
112
70
67
66
97
69
APPLE
VALLEY
CT
14
21
1
68
67
53
WAY
33
69
68
5
92
10
56
32
38
37
87
96
ON
EY
RR
SU OW
R
39
EN
26
PL SB
AC U R
E Y
31
99
40
90
91
41
24
25
FA
IR
subdivision operates under consistent zoning regulations.
27
100
15
20
95
92
90 91
89
68
14
11
16
E
16
17
28
Q
UE
30
LA N E
15
18
43
42
94
93
16
17
17
19
15
78
101
18
NE
41
14
79
44
23
29
1
45
22
21
48
13
14
19
cels should be rezoned to rural residential so the entire Macintosh Farms
20
22
12
77
80
585
4
9
LA
23
LEX IN G TON CI RCL
19
12
24
13
47
46
13
KENSIN
GTON
CO URT
18
8
10
3
40
ROAD
20
17
25
9
39
OR
CH
AR
D
RT
nificant departure from the adjacent rural residential zoning, those par-
10
11
81
5
11
12
14
3
38
26
76
11
19
18
8
77
7
9
20
76
ROAD
2
37
OU
21
49
15
16
585
2
21
75
82
NE
585
18
Existing
Industrial
36
27
SS
PA
ON
WT
TOWPATH
6
35
27
Rural Residential
22
NP IK
5
585
17
75
56
BROADVIEW
surrounding land was zoned Rural Residential. While this is not a sig-
ST. AND
RE
23
22
WS LA
NE
division, where a large parcel of land remained single family while the
9
25
24
23
4
6
8
25
24
3
35
36
12
585
8
28
26
TUR
8
46
34
28
55
54
53
52
51
33
1
30
31
1
12
45
32
2
29
OH
IO
5
47
44
31
E
34
37
74
83
2
8
7
74
57
3
50
Y
W IL D FL OWE R W A
4
7
1
9
30
33
73
84
58
59
60
61
49
48
RB
Recreational
Community
3
5
A second zoning inconsistency was noted in the Macintosh Farms sub-
85
70
10
LAN
OLD
EYG
32
38
72
69
71
35
2
62
VE
72
46
ARV
C OU IEW
RT
68
43
45
44
43
N
HO
39
42
73
C LO
45
CL E
86
67
73
63
2
E LD S
48
47
6
74
43
64
6
L E P LA
CE
44
78
3
42
71
66
75
65
TRAIL
29
41
40
70
87
65
76
66
67
PP
strict standards for future developments of this type.
52
64
77
47
4
585
7
53
88
68
69
A YA
41
STANFORD
COURT WEDGEWOOD
42
CIRCLE
48
49
46
50
51
54
49
34
61
89
63
49
70
71
M
zone this site accordingly. A new zoning classification would establish
1
62
44
45
46
47
62
50
40
T
48
51
39
51
50
N
GE
72
5
FIRESIDE
WI
N
55
43
6
ERRACE
52
53
RE
52
T
69
DEER
HAVE
LANE N
53
38
UR
CO
68
HI
CK
LA OR
NE Y
Community” or “Recreation Community” Zoning Classification and re-
54
26
BA
LD
67
66
65
64
63
60
42
39
38
4
59
56
41
40
37
55
58
58
57
59
36
56
25
27
28
57
13
24
AR
NB E
DU IRC L
C
35
34
25
CORN
29
26
T
C
30
30
7
e
4
ST
CIR ARR
CL
E
31
mendation that the City of Broadview Heights adopt a “Golf Course
14
31
IN G
27
28
29
rnik
18
19
4
CRO SS
B ERRY
32
5
23
9
24
BELLF I
4
32
19
18
17
16
15
14
TU RN
EN
EHAV
STO N U RT
CO
15
12
10
OL
Council. While this does not present a land use issue, it is our recom-
13
12
18
o Tu
4
23
20
G
33
11
19
16
Ohi
17
16
22
21
33
10
20
17
22
8
13
7
8
9
HER
W
LAN OOD
E
was permitted by special ordinance approved through planning and City
E
IV
DR
21
6
WE A
T
K
585
1
E
OS
LR E
ME LA N
E
11
DEN
10
ST
W
IC
1
7
3
585
3
5
12
9
TRAIL
PR
E
37
36
8
FIRESIDE
7
6
5
585
6
Existing
Single Family
6
FOX
GLO
LAN VE
E
1
zoned community; however, it is our understanding that development
velopment to be consistent with, and protect adjacent development.
14
2
Course Community. The existing zoning map indicates that the site is
should consider rezoning those parcels to rural residential or cluster de-
15
1
585
5
minor housekeeping issues. The largest of which is the Wiltshire Golf
on the west side of Broadview Road. The City of Broadview Heights
1
3
11
of the Ohio Turnpike along Broadview Road with the exception of some
dential zoning to the north, south and east along with residential zoning
EDGERTON RO
2
2
6
1
1
PR
E
CO STO
UR N
T
3
61
9
1
FI
Broadview Road South
16
15
73
6
7
DR
8
IVE
10
11
14
13
34
9
12
LE
Chapter VII 3
9
10
10
23
4
7
6
5
1
49
2
11
3
5
23
22
24
25
7
The development along the north side of Royalton Road in the vicinity
25
28
34
27
20
26
46
17
9
15
10
17
583
22
2
37
35
30
31
32
38
Proposed
Single Family
Attached
43
50
26
42
33
27
24
18
9
40
45
22
3
6
9
6
3
H
A
R
15
1
583
21
583
17
2
16
5
Existing
Industrial
15
14
11
R
O
14
583
24
1
a comprehensive plan for the northeast quadrant would create opportuni-
10
R
IS
A
D
RO
YA
LT
ON
K
17
5
INTERSTATE 77
2
Existing
Single Family
20
DRIVE
4
4
23
3
16
EAG
24
4
8
LE
41
583
25
1
47
29
21
OL
D
583
19
12
13
7
4
8
6
2
ties for medical office, large format retail, hotels and other commercial
2
17
Proposed
Planned
Mixed Use
District
fronting directly on the north side of Royalton Road between Ken Mar
1
583
15
Industrial Parkway and Treeworth Boulevard that would benefit from
4
5
2
583
16
3
5
d
o
alt
y
Ro
10
the C-4 Shopping Center zoning classification. Those parcels could be
5
consistent land use pattern along that portion of Royalton Road.
9
583
18
15
3
17
7
11
5
6
7
15
7
12
17
4
8
5
4
6
2
IT
EX
3
9B
14
I
EX
T
6
9A
14
14
5
8
TAYLOR AVENUE
10
MARKET PLACE ROAD
WEST
MARKET PLACE
DRIVE
POSTAL
1
7
3
1
16
9
4
16
TREEWORTH BLVD
developed independent of the larger planned district and would provide a
KEN MAR IND PKY
4
2
oa
nR
BL
VD
Existing
Industrial
11
LS
2
7
HI
L
anywhere else in Broadview Heights. However, there are several parcels
583
20
6
1
H
appeal and provide development opportunities that do not currently exist
SO
UT
uses in a planned environment that would enhance the district’s visual
townhome style development. The future zoning of these parcels should
7
39
23
22
Light Industrial but could be rezoned to permit attached single family or
1
7
36
28
12
this district as a gateway into the community cannot be overstated.
east of Interstate 77 on Harris Road. These parcels are currently zoned
19
13
16
and Highway Commercial uses are all appropriate. The importance of
The final recommendation in this area relates to the two large parcels
18
9
19
13
Harris Road Property
582
30
17
10
1
14
the district, the area has significant development potential. Office, Retail
from the creation of a planned development district. The development of
5
CRANBERRY LANE
21
1
10
4
48
44
8
16
proximity to Interstate 77 and proposed interchange improvements in
3
51
25
Retail, Office Laboratory and General Commercial. Due to the area’s
of the interchange, is haphazard and uncoordinated and would benefit
9
15
34
3
53
12
29
24
of Interstate 77 is a mix of Interstate Highway Shopping Center, Local
8
30
23
Existing development in the district, especially in the northwest quadrant
12
21
22
Northwest Quadrant
3
31
21
26
2
HARRIS ROAD
2
1
8
15
AD
20
22
RO
Royalton Road at Interstate 77
8
21
38
37
CRANBERRY RIDGE
7
32
20
19
2
3
582
28
Y C
T
18
6
4
4
33
19
27
31
3
14
VAL
LE
30
6
36
5
18
I-77
17
7
29
DR IVE
POINTE
32
R
BRECKE
5
33
6
14
13
12
1
13
A
RO
9
N
LTO
YA
RO
8
10
9
11
4
3
8
7
6
D
Proposed
C-4
1
5
7
583
23
8
Royalton Road / I-77 Zoning Recommendations
be evaluated based on the strength of any specific development proposal
that may be submitted. The existing Light Industrial zoning is appropriate absent any new development proposal.
Chapter VII 4
2
Wallings Road at Interstate 77
7
6
22
8
18
20
80
9
582
3
69
31
29
27
9
10
11
16
17
14
15
13
40
12
43
13
1
9
10
61
2
3
79
49
54
582
8
74
CREEKSIDE
THACKERAY COURT
88
55
73
56
72
57
60
63
64
71
62
72
73
74
70
81
80
65
66
67
69
68
79
78
27
28
29
30
31
32
58
47
48
49
50
WOODVIEW DRIVE
38
37
36
35
34
33
57
56
55
54
19
10
21
20
25
27
32
7
9
8
10
28
11
12
Comm.
11
18
12
14
17
15
55
17
28
13
30
31
16
56
21
38
36
30
29
1
27
10
4
BRAMBLEWOOD DRIVE
5
9
18
24
25
26
20
74
22
23
19
18
16
15
16
27
14
19
3
9
7
6
57
5
107
106
22
30
21
31
20
32
19
33
34
10
41
42
108
110
109
1
19
3
31
20
19
15
23
24
25
7
17
1
2
3
4
5
6
7
11
40
43
58
44
59
45
60
46
61
47
62
12
39
13
38
14
37
15
36
16
35
34
17
17
59
75
60
99
63
98
49
64
97
35
18
33
36
19
32
51
37
20
31
38
21
39
40
50
66
95
52
67
94
30
53
68
93
22
29
54
23
28
55
41
24
27
42
25
26
8
30
Existing
Single Family
17
11
86
74
14
10
15
79
75
80
76
53
78
77
11
17
2
1
20
19
81
82
83
84
85
15
19
16
14
7
9
87
14
34
25
8
88
13
15
6
72
89
Comm.
582
13
32
90
71
12
18
16
91
70
17
10
5
Wallings / I-77 Zoning Recommendations
45
26
4
LOUIS ROAD
44
52
35
23
92
69
14
13
29
17
96
56
16
582
11
76
43
27
37
ROAD
65
582
10
18
Comm.
100
48
LENWOOD
2
101
10
Proposed
Low Density
Office
36
1
102
9
15
ROAD
11
1
999
103
8
27
17
18
20
21
22
EAST WALLINGS
4
28
3
2
18
104
105
73
7
9
29
ROAD
EAST WALLINGS
51
EASTWOOD DRIVE
39
6
57
28
46
18
40
29
83
84
70
77
14
19
13
29
67
2
22
23
18
82
3
26
28
16
66
Rezone the land area east of the Interstate and north of Wallings
Road to Low Density Office, with building heights limited to two
and three story heights with a maximum density of 20,000 SF per
acre.
25
24
15
65
THACKERAY COURT
44
24
11
14
64
69
59
2
4
7
27
68
58
71
61
62
23
54
D
87
1
•
582
53
5
25
13
Rezone the land area east of the Interstate and north of Wallings
Road to Low Density Office, with building heights limited to two
and three story heights with a maximum density of 20,000 SF per
CRE EKS
IDEis.
TRACE
acre. The existing parcels zoned community should remain
as
42
79
A
RO
85
86
20
L
MI L
13
21
53
T
75
82
TRACE
12
47
12
S
WE
52
6
10
63
76
83
•
8
9
12
Rezone the area west of Interstate 77, north of Wallings9 to permit
attached single family or townhome style development to serve as a
buffer between single family land uses and the freeway.
84
582
5
33
51
77
81
41
5
4
3
582
7
11
26
4
50
78
21
23
19
MARIANNA BOULEVARD
8
5
80
20
72
30
82
Proposed
Attached
Single
Family
21
14
12
13
Existing
Single Family
24
AD
EAST MILL RO
12
22
23
ROAD
6
15
•
2
Proposed
Low Density
Office
582
6
EXIT 151
14
46
11
1
26
I-77
15
are implemented, the planning team recommends the following zoning
17
51
REY ALLEN DR
16
development is to take place. Assuming transportation improvements
modifications:
78
31
84
ROAD
17
JOYCE
48
50
60
70
WRIGHT
24
fic during certain peak hours and will need to be improved if additional
16
16
25
48
47
4
32
24
two lane cross-section is not adequate to safely handle the existing traf7
75
59
64
25
26
provements to the Wallings Road bridge over Interstate 77. The existing
45
33
11
13
the rural character. Any new development in this area will require im-
23
34
35
67
38
28
37
36
76
33
extensive landscape buffers and setbacks are desirable to help maintain
21
77
32
30
582
4
ROAD
MAJESTIC OAKS TRAIL
Comm.
2
31
uses and office development. Additionally, lower density buildings and
22
6
14
5
4
32
52
38
81
42
28
uses should be provided as a buffer between existing single family land
46
3
2
24
9
22
39
WRIGHT
30
the area with the opportunity for office development.
Transitional land
582
50
49
63
66
33
49
41
68
41
vealed that there was a strong desire to balance the rural character of
51
8
7
6
5
4
23
48
71
29
34
52
3
47
65
39
35
53
87
40
land and Akron markets. Discussions with the Steering Committee re-
54
Existing
Single Family
43
26
regional transportation network and is accessible from both the Cleve-
32
26
73
86
44
42
27
18
55
2
1
46
83
61
35
31
582
1
11
10
9
8
7
62
34
and Mill Roads. The Wallings Road interchange provides access to the
56
6
5
58
37
is occupied by single-family homes which front on Wallings, Sprague
57
85 4
3
45
36
strong candidate for rezoning to an office type use. Currently, this area
24
2
1
I-77
of the area surrounding the Wallings Road / I-77 interchange make it
5
4
INTERSTATE 77
that has the most development opportunity. The land use characteristics
3
151
2
1
EXIT
8
21
ROAD
19
CROSSVIEW
2
1
39
25
SKYLINE DRIVE
37
LANE
26
CRAIG
27
DRIVE
7 20
6
5
The area along Wallings Road at Interstate 77 is perhaps the District
28
SKYLINE
4
3
SPRAGUE ROAD
SPRAGUE ROAD
21
13
582
12
20
19
12
43
38
39
40
3
41
42
KAREN LYNNE DRIVE
44
12
24
25
26
27
28
29
30
14
LORIPAT DRIVE
15
Chapter VII 5
Prepared for the City of Broadview Heights by G2M Design Collaborative, LLC.
2010©
www.g2mdesign.com
All concepts, ideas, arrangements, and plans represented by the above drawings are property of G2M Design Collaborative LLC. No part of the drawings or ideas shall be duplicated or used in whole or part for any other purpose
whatsoever without the expressed written permission of G2M Design Collaborative LLC
All images included in this report are readily available on the internet or other public sources and are believed
to be in the public domain. The images are intended to be used as design references only. G2M Design Collaborative makes no representation that the projects depicted in photographs are the work of G2M or any of its affiliates.
Images included in this report are believed to be published according to the U.S. Copyright Fair Use Act (title 17,
U.S. Code.) If you believe material in this report is infringing upon your copyright, please e-mail info@g2mdesign.
com with your name, address, telephone number, and e-mail address and a description of the copyrighted work and
we will remove it immediately.

town center master plan

Transcription

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