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Larchmere Boulevard Business District Master Plan UpdateThe Shaker Square Area Development CorporationThe Larchmere Merchants AssociationThe Cleveland Urban Design Collaborative Boulerd Strategies The City of Cleveland The City of Shaker Heights

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INDEXLARCH01: The Context for PlanningPrevious Studies, Current Plans and Purpose of the Study..............3 Objectives in the Planning Process....................................................3Planning Methodology........................................................................4

LARCH02: Existing ConditionsMarket Conditions Summary – Boulevard Strategies.......................5Physical Conditions..............................................................................6Analysis and Mapping.........................................................................7Vacancy...............................................................................................8Development Potential.......................................................................8

LARCH03: Master Plan Study AreasOverview and Goals for Development.............................................9Renovation of Existing Structures......................................................10Pedestrian Friendliness and Streetscape Improvement................11Setback and Visible Facades...........................................................12Neighborhood Gateways.................................................................13Parking................................................................................................17Targeted Infill Opportunities and New Civic Spaces.....................18

LARCH 04: Next StepsPriorities for Implementation..............................................................21Acknowledgements..........................................................................21Annotated Illustrative Plan and Sketch..................................22 & 23

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LARCH01

The Context for PlanningPrevious Studies, Current Plans and Purpose of the Study

It has been approximately two decades since comprehensive planning has been undertaken for the Larchmere Business District. Commercial Redevelopment Plans were completed in the late nineties following the loss of a large anchor tenant (Sedlak Furniture) to the suburbs. This change facilitated the need for a redevelopment plan for Larchmere.

The market conditions and current tenancy have facilitated the need for a new look at Larchmere Boulevard. Today, the single largest tenant is a charter school, in the former Drug World space located at the corner of East 121st Street and Larchmere Boulevard and questions have arisen as to the capacity for the district to maintain its status as an antiques District as these retailers work to sustain their businessses.

The previous redevelopment plans envisioned Larchmere as a “regional center for home furnishings and the interior decorative arts”, assuming that antiques and specialty retail would continue to dominate. This vision must be re-examined now that the district lacks an anchor tenant and the land use mix is not as unified around retailing as was once envisioned. An urban design strategy needs to be developed to integrate current vacant sites and redevelopment opportunities into the fabric of the neighborhood. It is also important to investigate connections to Shaker Square, the RTA and the Lakes to Lakes Trail along Fairhill Road.

This study takes a fresh look at the Larchmere Boulevard Business District and the Surrounding Neighborhood. The study evaluates existing conditions and makes recommendations to weave together the interconnected businesses, institutions, housing and green space that exist today and will be proposed through this design exercise. We have produced a master plan update for the area, outlining land use and redevelopment recommendations, infrastructure improvements, green space opportunities and connections.

Objectives in the Planning Process

•Analyze market and retail trends of local and independent business in relation to the Larchmere commercial district;

•Build a sense of community amongst residents, merchants and property owners; and;

•Develop guidelines for physical development informed by the market analysis and the community that compliment existing businesses and allow for sustainable growth.

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Planning Methodology

The plan was a multi-phase process, beginning with an analysis of existing conditions and current development trends along the corridor and in the neighborhood. This was followed by an extensive community-based process to define a shared vision for the future, and then by the development of a detailed master plan update to achieve this vision.

The planning process for the Larchmere Business District Master Plan Update was directed by a two-tiered organization, including a project Steering Committee, and the community-at-large.

The Steering Committee consisted of City staff from both the City of Cleveland and the Shaker Heights, staff of the Shaker Square Area Development Corporation (SHAD), Larchmere Merchants, Residents and the consultant team from the Urban Design Center of Northeast Ohio and Boulevard Strategies. The Steering Committee met at key points in the process to review the progress of the work, evaluate technical conclusions and emerging directions, and process the opinions and ideas put forward by the community-at-large. Community-wide input occurred during three public meetings held during the study process as well as multiple merchant/resident focus groups.

The process was organized around a series of public forums. During these meetings the consultant team worked directly with the community, business owners and Steering Committee to secure agreement on development directions for the neighborhood and preferred design concepts for specific sites and public improvement projects. The results of these meetings become the basis for preparation of the plan.

The process began by collecting data about existing conditions in the neighborhood. The UDC prepared an up-dated base map of the Larchmere Business District and surrounding neighborhood, along with a series of maps of current conditions, including land use, zoning, and recent and proposed development projects. The maps and exsiting conditions analysis were supplemented and enhanced by the detailed marekt analysis produced by Boulevard Strategies. This process led to an overall understanding of the development potential of the neighborhood, including the strengths to build on and opportunities to be addressed by the plan.

Based on community input and an analysis of existing conditions, the UDC prepared a presentation of preliminary development ideas and options. These preliminary ideas were reviewed with the Steering Committee and the community at large. The plan was then refined with an increased emphasis on key areas of development potential, enhancing gateways, increased public open space and enhancement of the main commercial corridor. The final plan was again reviewed with the Steering Committee and the community.

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Existing ConditionsMarket Conditions Summary – Boulevard Strategies

At the time the market study was conducted, Larchmere Boulevard had 38 retail businesses, occupying about 169,000 square feet of space. Its top retail draws include four restaurants (Academy Tavern, Big Al’s Diner, Larchmere Tavern, Boulevard Blue and a deli (DaVita’s). They compete for the dining dollar with 225 other food and drinking places within a 5 minute drive of Larchmere Boulevard. Another strength in Larchmere Boulevard’s current tenant mix is a preponderance of resale retail businesses, including antiques, thrift, and consignment shops and specialty retailers like Loganberry Books, Wool & Willow Needlepoint and others. Economic conditions and the environmentalism movement have contributed to strong growth trends among such businesses. Larchmere Boulevard features several arts and crafts independents that thrive off of multiple income streams from materials, equipment, kits, books and manuals, e-commerce, finished goods, accessories, and classes. These are strengths on which to build.

Boulevard Strategies estimates that Larchmere Boulevard retailers registered about $16.5 million in 2008 sales revenues. On a sale per square foot basis, this works out to $159, about 20% below industry averages. Restaurants and services businesses are performing closer to expected averages than are Larchmere’s retail shops.

Top strengths of the business environment on Larchmere Boulevard cited by the merchants interviewed include its unique mix of independent businesses, its location between Cleveland and the East Side suburbs, the diverse, close-knit community it serves, and its pleasant, walkable environment. Challenges include negative safety perceptions, lack of merchant cohesion, the absence of retail anchors, and absentee landlords.

LARCH02In summary, Larchmere Boulevard, with its historic architecture and family-owned businesses is an important link to Cleveland’s past but this image is in need of an update for a new generation of consumers. For example, its marketing focus on antiques could be broadened to include eco-friendly resale retail and trendy crafts boutiques. Strategies to bring more traffic to the District include: recurring entertainment venues, promotional event, and a branding and marketing campaign. Identifying an anchor tenant for the district should also be pursued.

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Larchmere Boulevard serves several market segments as follows:

Close-In Market (21% of customers): An estimated 115,554 persons in 48,410 households live within a 5-minute drive of Larchmere Boulevard, representing a $1.1 billion/year retail market. Larchmere Boulevard merchants captures only about 0.3% of this segment’s annual retail expenditures in spite of its close proximity.

East Side Metro Destination Market (60% of customers): This market segment includes residents of Cuyahoga County that live east of I-77, beyond a 5-minute drive of Larchmere Boulevard. These estimated 482,500 persons in 205,287 households represent $3 billion/year retail market (not including Convenience Goods & Services expenditures). Larchmere Boulevard merchants capture about 0.3% of the large regional market.

Other Potential Markets (19% of customers): These add-on markets include millions of tourists and visitors to nearby attractions as well as 53,500 persons who work within a 5 minute drive of Larchmere Boulevard. Daytime workers represent a potential $100 million/year market for Convenience Goods & Services and Dining & Entertainment purchases for Larchmere businesses.

Redevelopment and leasing efforts should coalesce around three market positioning themes that will differentiate Larchmere Boulevard.

Cuisine & Culture: Appeal to East Side middle class households and visitor and tourist markets with a variety of sit-down restaurants with outdoor patios and interesting specialty shops and galleries that stay open in the evenings and on weekends.

Resale & Recycle: Become known as place to shop at upscale thrift and consignment shops in addition to antiques and collectibles. Capitalize on green movement with gardening/recycling/nature shops and other initiatives.

Care & Convenience: Continue to offer neighborhood diners and local services to nearby residents and workers. Do not become too “touristy,” stay authentic.

Physical Conditions

The Larchmere Boulevard Business District is situated between North Moreland Boulevard and Martin Luther King Boulevard, just North and west of Shaker Square. The business district is located both in the City of Shaker and the City of Cleveland and is located on an RTA bus line and within walking distance to the RTA rapid line at Shaker Square. The district is characterized by a series of historic storefront buildings and converted residential properties along with a small number of existing homes, new higher density residential and some more modern commercial buildings. Although there is a lack of consistent setback and there is a serious range of building styles and level of maintenance. This eclectic mix of ages, uses and styles truly works as a place and the street is recognized locally as a destination. Lifeskills Center, a charter school located at the Western edge of the commercial area, generates a negative perception of the district, as it is in need of significant building and site renovation or potential redevelopment. The district is surrounded by a neighborhood of well maintained single and two family homes.

Larchmere Boulevard is diverse in retail/service mix and physical form. There is a significant range of building types, styles, condition and setback. This diversity adds to Larchmere’s character and charm.

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Analysis and Mapping

This study began with a general survey of Larchmere Boulevard to familiarize the staff of the UDC with the existing conditions of the commercial district and the surrounding neighborhood.

A detailed analysis of area was undertaken to better understand what physical improvements could occur in the district. It was the goal of this exercise to determine the susceptibility of parcels and properties to change, i.e. which properties were most likely to be redeveloped based on market and physical factors.

The Urban Design Center produced a series of analysis maps charting significant physical strengths and/or weaknesses of the properties located along Larchmere Boulevard. Building condition, Architectural character, Building occupancy and Streetscape improvement opportunity were analyzed. When available, individual property owners’ willingness to participate in redevelopment efforts, building age, existing building size and demolition and relocation costs were also factored into the equation of susceptibility.

Analysis of building condition and architectural character mapped levels of significance and character to determine whether or not properties were worth renovating, restoring and protecting. This analysis was conducted with additional input from the Steering Committee.

Building condition was analyzed through a visual survey conducted by a registered architect on staff at the UDC. This analysis helps determine susceptibility through understanding if structures are physically viable or might be redeveloped through renovation or through demolition and reconstruction.

The end result of the analysis determined that there is significant renovation potential along Larchmere Boulevard which could happen immediately and some possibility for targeted infill and redevelopment development at key sites.

The analysis of existing conditions uncovered the key challenges facing Larchmere Boulevard and helped with the formulation of goals for the master plan update. Not all of these challenges can be addressed by design. Some will require the cooperation of the community and the Cities’ administration to develop a consensus on financing tactics and development priorities.

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Vacancy

The Larchmere Boulevard Business District comprises approximately 226,000 square feet of first floor space. This first floor space has a diverse distribution of uses ranging from residential uses, auto service, public utility, personal service and non-profit to traditional retail uses. This diversity serves the district well by creating a truly mixed use district however many of the uses do not generate the kind of street activity that create an active commercial, pedestrian experience. Between surface parking, the public utility facility and vacancy, nearly 21% of the corridor is inactive.

The ability to fill current vacancy may also be hindered by the size and footprint of some of the vacant structures. Several of the vacant buildings are extremely long with little to no parking. Boulevard Strategies Market Analysis Report provides a listing of potential business that would fit in the vacant spaces that were identified at the beginning of the study, but it does not identify whether or not those spaces are attractive to potential retailers as far as parking, building condition, visibility, available ceiling height, etc.

Comprehensive redevelopment of some of these sites may create the best possible retail/commercial configurations to attract and retain tenants along Larchmere.

The ground floor frontage of all buildings should be active commercial uses, primarily retail and restaurants. Also appropriate are limited service functions that attract walk-in traffic.

Development Potential

The number and location of vacant storefronts on the corridor present a significant opportunity for business attraction and redevelopment in some cases, but a challenge in others. New housing construction along Larchmere brings new consumers directly to the street, but the removal of active retail/commercial use from this development can negatively impact continuity of the street.

The Larchmere Business District has well established, regionally recognized retail businesses. New investments such as Felice, Vine and Bean and In Flora Veritas add to the viability created by existing business like Flying Cranes, Boulevard Blue, Loganberry Books, The Dancing Sheep, Wool and Willow Needlepoint, Fine Points, Big Al’s Diner and Larchmere Deli and Beverage.

New developments should follow the historic pattern of the existing street with active commercial uses on the first floor with office and/or housing above.

In the public forums and focus groups we learned that residents desire an increase in convenience goods and services within a walkable distance to their homes, creating an even greater diversity of land use.

Above: Map of vacancy at the time of the study.

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Master Plan Study Areas

Overview and Goals for Development

The Larchmere Boulevard Business District Master Plan Update is a thoughtful, balanced approach to renovation and redevelopment. Focus is placed on enhancing existing assets, streetscape improvements, parking, infill strategies, gateways, wayfinding and connections as well as renovation of existing structures – all for the benefit of enhancing the commercial district for its merchants, neighboring residents and visitors throughout the region.

LARCH03

plan legend

Existing Building

Renovate Existing Building Along the corridor there are 14 existing structures that are in need of exterior renovation. Necessary improvements rangefrom new awnings and signage to comprehensive exterior renovations.

New Mixed-Use Development Multiple mixed-use developments are proposed at the eastern gateway and between E. 126th & 127th Streets. New developments should have a retail or active first floor use. All of the proposals are two or three story developments, which will be defined by the market. Housing and Live/Work units are proposed for the upper floors.

Goals for Development:

Fill current vacancies and diversify the retail mix.

Identify potential anchor tenant

Renovate existing structures

Increase pedestrian friendliness and safety

Improve the streetscape and strengthen neighborhood gateways.

Create convenient, shared parking throughout the district.

Create opportunities for public open space and gathering.

Pursue targeted infill development at key sites.

ILLUSTRATIVE PLANLEGEND

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Renovation of Existing Structures

At the time of this study there were fourteen existing structures that were in need of exterior renovation. Necessary improvements range from new awnings and signage to comprehensive exterior renovations. Beyond filling current vacancies, encouraging individual property owners to renovate their buildings and perform ongoing cyclical maintenance of their buildings may be the single most important physical element in sustaining Larchmere Boulevards existing character.

For properties within the City of Cleveland, technical and design Assistance is available through the Storefront Renovation Program (SRP) as well as financial assistance to commercial property owners whose retail (storefront) buildings are located in 27 City-approved “Target Areas.”

The goal of the SRP is to assist commercial property and business owners in achieving a comprehensive exterior rehabilitation that not only provides an aesthetic visual impact to the retail district, but makes the businesses operating within the storefront(s) competitive in Cleveland’s regional shopping market.

In the Target Areas, the SRP offers a financial rebate to the property owner upon completion of construction per established design standards.

Above: many buildings on Larchmere Boulevard that need renovation are structurally sound and only need minimal renovation to contribute to the style and diversity of architectural expression on the corridor.

Left: Before and after renderings of a historic storefront building on Larchmere. By just cleaning the building, upgrading front windows, repairing storefront systems and adding awnings and landscaping, this building could be transformed.

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Pedestrian Friendliness and Streetscape Improvement

The existing pedestrian realm lacks consistency in pedestrian amenity, amount and existence of street trees and condition. Significant portions of the existing streetscape are attractive and in good condition. The plan envisions building upon these areas and redeveloping the existing streetscape where necessary. The overall purpose is to create an integrated streetscape design that will enhance the aesthetics of Larchmere Boulevard, respect neighborhoods, provide opportunities for public art, and improve mobility for pedestrians and bicyclists. A comprehensive streetscape project would enhance the existing identity and visual character of Larchmere as a “signature” place in the region. Easy access along and across Larchmere Blvd. is an important element of the master plan. New sidewalks and streetscape elements are proposed throughout and special paving or enhanced markings of the pedestrian crossings is encouraged for all intersections. Pedestrian crossings are intended to be visible and effective as traffic calming devices. Special paving or special marking of intersections is needed to enhance the pedestrian environment.

New infill street trees are proposed at regular intervals where they currently do not exist. New street trees along both sides of the street are proposed between E. 121st Street and MLK Blvd. This area currently has very few street trees and power lines are high enough to allow for tree growth overtime without significant trimming needed to avoid wires. Increased decorative pedestrian lighting (perhaps solar) and will enhance the current banner program.

SHAD, the City of Cleveland and the City of Shaker Heights may consider retaining a consultant to prepare a streetscape plan for the Larchmere Blvd. The purpose of the plan would be to guide the development process to encourage tree planting and landscaping treatments, reasonable lighting, coordination of signage and rational access management.

Right: A painted, artistic crosswalk could include logos and graphics as a lower cost solution to increasing the pedestrian expericene along Larchmere.

Far Right: Special paving and street tree replacement at E. !30th Street.

Below: The introduction of street trees on Larchmere between E 121st Street and MLK Blvd, in concert with low maintaence landscaping in the tree lawn would enhance the residential portion of Larchmere and provide a greater visual continuity to the commercial core.

Tree Planting Plan: The Plan shows areas where street trees can be replced and or introduced into the streetscape. Only limited areas of the commercial core are in need of street trees and the plan notes approximately 50 trees that could be planted between E 121st Street and MLK Blvd. A significant number of new trees are shown at the intersection of N. Moreland and Larchmere to enhance the eastern gateway of the commercial district

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Building Setback and Visible Facades

Larchmere Boulevard has a diverse collection of physical structures of differing sizes, ages, styles and condition. When looking at a figure ground map of the street and district there is also a noticeable change in building setback from the public right of way. As Urban designers and planners, typically we would strive to regulate this pattern to be more consistent, creating continuous active frontage. On Larchmere, this diverse pattern adds to the character of the district and creates an enormous opportunity to use the blank, side facades for many functional and aesthetic uses such as directional signage to shared parking arrangements or public art.

existing facade

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Left: Carefully designed murals and painted signs on exposed facades could enhance the artistic character of Larchmere Boulevard.

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Neighborhood Gateways

Although Larchmere Boulevard is a recognized regional destination and has a convenient location close to the RTA Line and shaker Square, it is not the easiest place to find.

Critical to the Business District Master Plan are the creation of district/neighborhood gateways that identify the main entrances into the neighborhood and the commercial corridor. These gateway improvements also identify important intersections that establish a graphic and visual identity to motorists, cyclists and pedestrians.

Objectives:

To tie intersections together with a common theme•To identify important intersections that establishes a •graphic and visual identity for motorists and pedestriansTo create a stronger visual and physical connection to •Shaker Square to the South and corridor entry points to the North, East and West.

Gateway Locations:

North Moreland Boulevard/Larchmere Boulevard/Kemper Road

The current intersection at North Moreland Boulevard, Larchmere Boulevard and Kemper Road is a massive, multilane expanse of asphalt that has little visual appeal and is difficult for all modes of transportation to maneuver through the intersection.

Two design options are presented in the plan. Both options attempt to reduce the size of the intersection, organize pedestrian movement in a more organized and cohesive fashion and look to calm traffic and enhance way finding for Larchmere Blvd.

The first option reduces all of the turning radii where roads intersect and reduces the overall width of Larchmere at the intersection. A tapered, landscaped median is introduced to give pedestrians a resting point at the middle of the roadway. This median would be an ideal location for wayfinding and directional signage alerting motorists and pedestrians to the eastern gateway of the Larchmere Business District.

The second option places a traffic rotary in the center of the current intersection, with the center of the rotary showing a multiple signage and landscape composition that not only gives directional clarity to Larchmere, but can act as a connective feature for Shaker Square as well.Both options need further engineering and investigation to determine their feasibility and costs. The Northern Ohio Area Coordinating Agency (NOACA), is the Metropolitan planning organization for Cuyahoga county and planning funds to further investigate the reconfiguration of this intersection may be available through the Transportation for Livable Communities Initiative (TLCI).

existing aerial option #1 option #2

gateway signage

way finding system

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Shaker Boulevard and East 130th Street

Because of the Shaker Square RTA stop, East 130th Street is one of the more heavily pedestrian traveled streets between Larchmere Boulevard and Shaker Square. Traffic racing to get downtown makes this intersection dangerous for pedestrians as the roadway reduces in width as traffic travels west. Additionally the back of Shaker Square is an unsightly neighbor and detracts from the pedestrian quality of East 130th Street.

Shaker Boulevard and East 126th Street

Similar to East 130th Street, gateway landscaping and signage are proposed at this intersection. Not only to help pedestrians and motorist to find Larchmere Boulevard, but to help boost the presence of Our Lady of Peace Church and School as a community institution and add character to East 126th Street as a residential corridor that leads to Larchmere.

A speed table is proposed for the entire intersection with special paving along all pedestrian crossings. Additionally Shaker Blvd. is reduced in width to additionally calm traffic. Landscaping, fencing an signage a proposed along the back of the Shaker Square parking along East 130th Street to soften this pedestrian edge.

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E. 126th @ Shaker, looking South

Buckingham Ave and E. 126th Street looking South

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East 121st Street and Larchmere Boulevard

East 121st is the Western Gateway to the commercial section of Larchmere Boulevard. Currently, three of the four corners lack trees in the streetscape, storefront renovations should be encouraged and the large parking lot in front of Lifeskills Center lacks fencing and landscaping.

The design concept calls for a series of improvements that can add visual appeal to this intersection and create a stronger commercial entrance gateway for Larchmere Boulevard. First removal and reconstruction of the pole sign with a decorative monument sign in front of the charter school. Additional landscaping should be considered to soften the corner particularly. Decorative fencing and brick piers around the parking lot will also add character, give greater order to pedestrian movement and soften the visual disturbance of the existing parking surface.

The existing parking lot in front of Lifeskills Center is significantly larger than is needed for the current use. The plan proposes removal of a significant portion of the surface lot at the corner to introduce landscaping that creates a public amenity or park.

Above Left: A before and after sketch showning a new monument sign in place of the old rotating sign at Larch-mere and E. 121st Street.

Left: A pergola structure could divide the parking lot from the new green space at the corner, adding a sense of place and identy to the corner.

Top Right: The introduction of landscaping at the corner of Larchmere and E 121st Street would enhance this western gateway to the commercial core of LArchmere Boulevard.

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Larchmere Boulevard and Martin Luther King Jr.

This intersection is the western gateway to Larchmere Boulevard and with the Historic School and Grandeur of MLK, an ideal location for a neighborhood gateway. The design concept envisions a transit waiting environment (bus stop) that is of greater quality than a typical stop, embellished and containing information about the RTA, the history of Martin Luther King Jr., Larchmere Boulevard, and local institutions. Significant landscaping and special paving should mark the pedestrian crossings.

Shaker Boulevard and East 121st Street

Bridge and sidewalk improvements have recently been made at the intersection of Shaker Boulevard and East 121st Street making the visual quality of this intersection important. The Northeast Corner of this intersection is currently underdeveloped and gateway signage and landscape treatments here would go a long way to establishing an enhanced visual quality of the intersection before any physical property development occurs.

Fairhill Road and East 127th

Street

East 127th Street is one of only a few streets that make a direct north-south connection between Fairhill Road and Larchmere Boulevard. With the addition of the Lakes to Lakes Trail along Fairhill and the existing RTA stop, this intersection is an ideal location for a neighborhood gateway. The design concept envisions a transit waiting environment (bus stop) that is of greater quality than a typical stop, embellished and containing information areas about the RTA, the Lakes to Lakes Trail, Larchmere Boulevard, Shaker Square and local institutions. Significant landscaping and special paving should mark the pedestrian crossings.

Above Left: A new bus stop with public art incor-porated into the design.

Above: Special paving and landscaping at the intersection.

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Parking

Distributed throughout the commercial district are approximately 700 parking spaces in a series of small private lots. There is a perception of a parking problem throughout the district, even thought the current parking counts represent a sufficient number of spaces. The problem is location and balance of parking spaces adjacent to more active areas of the street.

A majority of these spaces are located in the western part of the district leaving the eastern end under parked. On street parking and one public parking lot account for 139 public parking spaces that are not perceived as adequate by the merchants on Larchmere. There is not significant vacant land to provide one, centrally located public parking lot, so the plan advocates for shared parking.

Shared parking is a tool through which adjacent property owners share their parking lots and reduce the number of parking spaces that each would provide on their individual properties. It has been used extensively in traditional neighborhood commercial nodes and downtown settings for decades. Shared parking is being used more and more in conjunction with new development. If adjacent land uses have different peak hours of parking demand, then they can share the some of the same parking spaces.

There are two main approaches to shared parking: (1) contractual agreements between adjacent uses; and (2) parking management districts. In both cases clear agreements between all parties involved are critical so that maintenance, lighting and litter issues are continuously resolved.

It is particularly important to soften the appearance of surface parking areas, with trees to shade the paved area and absorb light and heat, and lawn and ground covers to collect and filter surface runoff. As parking areas are renovated and as new areas are created, portions of all parking areas should be devoted to landscape, with additional consideration given to innovative storm water management elements such as permeable pavers, rain gardens, bio-swales and bio-retention basins

existing proposed shared system

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Targeted Infill Opportunities and New Civic Spaces

The mapping exercise created a development opportunities map that defines several key areas for renovation and/or comprehensive redevelopment. Combined with new civic open spaces, these catalytic development proposals add to the vitality of the existing district and create additional mixed use developments and increased residential density close to Larchmere.

Larchmere Boulevard and North Moreland – BP Site

In focus group and community meetings, residents expressed an interest in retaining the gas station, with suggestions about creating a larger retail convenience store footprint. The gas station is viewed as a community asset and at a minimum could use significant landscaping at the corner to strengthen the sites place on the corridor as a gateway. The proposed design scheme shows some reduction in curb cuts to reduce traffic confusion at the intersection along with the addition of 3200 square foot of first floor commercial space added onto the restored gas station building. To the west of the existing gas station a mixed-use building is shown, all with consolidated parking in the rear to be accessed and available to the gas station, convenience store and adjacent mixed-use buildings, including the Larchmere Tavern.

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Redevelop BP Site – Mixed Use

2,877 SF Existing8,059 SF First Floor – New6,842 SF Second Floor - New17,778 SF Total

If the long term viability of the gas station is in question, a second design idea is presented that creates an additional 17,778 square feet of mixed-use space on a larger scale redevelopment that removes parking and access from the front yards, creating a more vibrantly landscaped corner.

Larchmere Tavern

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East 127th Street and Larchmere

Currently, there is a vacant mixed-use building with first floor commercial frontage and nine rental apartment at the corner of East 127th Street and Larchmere Boulevard. The existing property owner and developer are interested in complete demolition of the site to build condominiums.

The Plan advocates for the restoration of the building, with an addition to the west with convenience parking, potentially a small structure. The plan envisions the renovation/conversion of the exiting rental into ownership. This plan would create nearly 6000 square feet of additional first floor space and ten additional residential units.

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Above and Above Right: A combination of renovation and new construction would be an effective way to add high quality new residential units to Larchmere Boulevard, giving consumers amenities they seek while retaining the architectural quality of existing architecture.

Mixed Use Infill and Redevelopment

Rehab Existing Mixed Use Building5,595 SF First Floor – New5,595 SF Second Floor - New (5 units)5,595 SF Third Floor – New (5 units)16,785 SF Total

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East 126th Street and Larchmere

The largest redevelopment opportunity occurs around the intersection of East 126th Street and Larchmere Boulevard. Several existing and vacant buildings could be targets for redevelopment as their current footprint and depth may not be desirable for current retailers needs and the owner of a large surface parking lot is open to redevelopment opportunities. This intersection is in the middle of the Larchmere Boulevard business district and can become the central gathering space around these new redevelopment opportunities.

The plan shows the placement of a large, artistic streetscape pattern that radiates into the front yards as decorative landscaping, creating front yards and paths that tie the intersection together visually and functionally. This decorative landscape sets up the opportunity for outdoor eating and other functions that activate this new central space. These redevelopment proposals create over 16,000 square feet of mixed-use development.

Mixed Use Infill and Redevelopment

Building4,024 SF First Floor – New4,024 SF Second Floor – New (4 units)8,048 SF Total

Building4,340 SF First Floor – New4,340 SF Second Floor – New 8,680 SF Total

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The sketch above illustrates the creation of a new public gathering space along Larchmere Boulevard. This space can become the central activity node connecting east and west as one business district serving the entire Larchmere Boulevard neighborhood and community

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LARCH 04: Next Steps

Priorities for Implementation

Through the Larchmere Boulevard Master Plan Update process, residents, merchants and other stakeholders in the neighborhood articulated their top priorities for the neighborhood. There is consensus around the need to physically improve the condition and appearance of portions of the street, improve the pedestrian experience, and retain and attract new retail/commercial establishments that add to the current mix. The following is a listing of the next steps developed in the planning process. They are not presented in order of importance.

Pursue TLCI Grant to study pedestrian enhancements to •Larchmere Blvd. and North Moreland Intersection.Work with property owners to facilitate renovation of •existing buildings.Work with area developers to indentify market potential •of underutilized sites.Retain a consultant to produce Streetscape design and •implementation plan, including potential phasing over time.Design a way finding system and create an •implementation plan.Work with business owners to incrementally create shared •parking arrangements throughout the district.

LARCH04Acknowledgements:

Larchmere Master Plan Update Working Group Thomas Starinsky, Chair of the Working Group, SHAD Board of Trustees Patrick Shepherd, SHAD Board of Trustees Harriett Logan, Larchmere merchant, SHAD Board of Trustees Henrietta English-West, Larchmere Community resident and SHAD Board of Trustees Ron Meister, Larchmere merchant and property owner Lynne Alfred, Larchmere merchant and property owner Harold Forquer, Larchmere Merchants Association President Janette Griffin, Larchmere Blvd. residentSusan Price, Larchmere Blvd. residentJason Linder, Larchmere Community resident Shaker Square Area Development Corporation Pam George- Merrill, Executive Director

Cleveland City Planning Commission Marka Fields, Planner Kim Scott, Planner City of Shaker Heights Planning Department Joyce Braverman, Director of Planning Ann Klavora, Senior Planner

Thank you to Councilwoman Mamie Mitchell (Cleveland-Ward 6) and Neighborhood Progress Inc. for their very generous support of the project.

Consultants Terry Schwarz, Senior Planner & Paul Vernon, Project Manager , CUDC Kent State University

Chris Boring – Boulevard Strategies

22

Remove portion of paving for decorative fencing and landscaping.

Enhance pedestrian crossing with special treatment.

New gateway landscaping

treatment and signage.3 4Traffic calming: special paving treatment and speed table.

Enhance existing front yard landscaping. 51

1

21

8

7

10

45

6

7

11 238

8

3

1

8

8

8

99

1 2

2

3 4

3 711

ANNOTATED ILLUSTRATIVE PLAN

2

23

Increase pedestrian lighting along street.6

Plant new street trees or replace missing trees.

Comprehensive streetscape

New way finding signage.

Pursue new transit waiting environment and gateway landscaping.

Drought tolerant and native plantings in tree lawn.

7Parking lot landscaping in all new and renovated lots.

9 108 11 12

ILLUSTRATIVE SKETCH

E. 130th Street

E. 130th Street

E. 128th Street

E. 127th Street

Larchmere Blvd.