TRAIN AVENUE CORRIDOR: THE WEST END

AN URBAN ECO-AGRICULTURAL APPROACH

Colin Knott

Jeffrey Limpert

Don Marti

Chataun Moore

Marc South

Bethany Wagner

Introduction

The western end of Train Avenue presents a wide range of challenges and opportunities for redevelopment. It is on this end of the street that there is the greatest mix of land uses, with commercial/light industrial, residential, and institutional (Clark Elementary) uses right up against one another. This end of the street has a number of very viable businesses, some new housing in the pre-development process (the Joseph & Feiss plant conversion), and some interesting structures to work into the redevelopment process, including the railroad bridge over Clark Avenue just west of its intersection with Train Avenue.

Because of this mixture of uses, this group recognized that great care needed to be taken to be sensitive to currently existing uses; that any changes need to be implemented with recognition of the interests of current stakeholders. We were also very cognizant of the need to pursue any redevelopment in an orderly manner: i.e., the plans of the Northeast Ohio Regional Sewer District for renovation/replacement of the sewer interceptor that is located (along with Walworth Run stream itself) under Train Avenue will ultimately determine much of the timing and order of the various components of this project. The amount of money involved in these proposals is too significant to allow for undertaking major portions of this project, and then tearing those portions up to do a sewer replacement, and then re-doing them. That would be both frustrating and wasteful.

While we are pleased that you are reading this paper, we strongly encourage you to also review the PowerPoint document that was presented to the community on 11 May 2004. It is complementary to this paper, and is essential to gaining a full understanding of our proposals, plans and visions.

This paper is designed to walk you through some ideas for the western end of Train Avenue. We begin at the westernmost end of Train where it meets Clark Avenue, just east of West 65^th Street. We will then move east through a total of four specific development nodes, and conclude with overall reviews of housing and commercial development proposals for the western end of the corridor. Our review ends at West 44^th Street, where another group picks up the process and carries it eastward.

Node 1 -- Trailhead

We are proposing to transform the existing used-car lot at 6409 Clark Ave. (PPN# 016-08-004) into a trailhead parking lot for the proposed towpath trail. This would be a paved lot with decorative wrought-iron fencing and a landscaped perimeter around it to match the other parking lots along Train Avenue. The parking lots located around Cleveland State University are a good example of this.

A parking lot at the trailhead is necessary for many of the users of the Towpath Trail and its extensions, but it is more aesthetically pleasing to screen it. A grassy berm or shrubbery between the sidewalk and the lot helps to would help to do that. Fences display a clear boundary between cars and sidewalks and wrought iron fences that one can see through do not create any security issues.

Clark Ave & W. 65^th Overpass

We are also proposing that some type of signage be installed on this bridge to allow passers-by on W. 65^th to see that there is a new boulevard and towpath trail in the area that not only provides both recreational uses and a scenic route to the river. The following pictures of the Nestle advertisement and the Daytona Beach sign provide good examples.

They are advertising their product and city and so should the Train Avenue neighborhoods. This will tell those in the surrounding communities including the new developments to the area (Eco-Village) that Train Avenue has something unique to offer.

Clark Ave. Housing (Across from Train Ave. Entrance) & Uhaul Building

It is important to provide a range of housing types and affordibilities. This could best be accomplished through rehabilitating the existing structures located at 3106 61^st Street (PPN# 016-08-005) (across from the intersection of Train and Clark Avenues) and 5801 Train Avenue (PPN# 006-16-001) which is the existing U-Haul building at the northern side of the entrance.

The addition of housing will create a 24-hour activity near the entrance. This will improve the safety perception and contribute to the commercial vitality of this area. The U-Haul building would be a perfect site for a mixed-use property with retail at the street level and residential on the upper floors. The Fries and Schulze building that is currently being redeveloped on Walworth Rd. just North of Train Avenue is an ideal example of what we envision the U-Haul to be transformed into. The U-Haul building is 30,000 SF. The top two floors (200,000 SF) will be rehabbed for up to 20 apartments and the first floor will become a mix of retail stores and/or restaurants (10,000 SF). It occupies a strategic location: the right tenant mix could attract more people than just those who choose to use the towpath trail. The retail uses could include anything from a Train Avenue café, a microbrewery, or an ice cream parlor to a bike rental shop for those wishing to ride down the towpath trail.

This old warehouse located across the street from the intersection of Train and Clark (3106 61^st Street) will be rehabilitated into live/work loft space. The East Side of Cleveland has witnessed a number of projects to rehab existing buildings (such as the Loft Works located on Payne Avenue) into live/work spaces. The building is 38,330 SF so there is enough room for the possibility of putting retail on the ground floor as well. With loft units ranging from 1000-3000 SF, we are looking at approximately 6-10 units depending on how the space is configured.

The location of both of these buildings is ideal for many other reasons as well; it is proximate to both towpath trail and parks; to the major commercial corridor on Clark; to the W. 65^th rail station, and to the RTA bus routes that run through the area (#807, #22, & #87).

Entrance to Corridor

The entrance to Train Avenue from Clark Avenue needs to be strengthened. The addition of an archway like the two seen here (next page) act not only as an announcement of what this corridor has to offer but it also works to create neighborhood spirit and security.

It will make better use of this precious node space, make it more appealing to passersby, and thus strengthen the characterization of this locality as the gateway to the river. Most importantly it gives a specific identity to the corridor and surrounding neighborhoods.

Node Two - “Return of the Stockyards”

The concept of connecting to the community is a reoccurring theme throughout our group discussion about the Train Avenue corridor. One way to accomplish this is to establish a trailhead at the intersection of Train/Clark and West 65^th and to connect Zone Recreation Park, via a bike trail down West 53^rd to the Towpath Trail extension (and through that extension, eventually connect to the main trail at the river). Another portion of the overall plan is to relocate businesses to the W.I.R.E-Net property and purchase underused, abandoned, and distressed buildings, demolishing some of them to make way for the boulevard. A third portion is the adaptive reuse of buildings and property located at the west end of the area. In the roughly triangular block bounded by the intersection of Train and Clark east to West 56^th Street and then Train south to Clark we are proposing a community supported sustainable agriculture venture. We think that will provide an opportunity to create a sustainable neighborhood integrating social, ecological and economic development. The aerial map below indicates the location.

Concept of Urban Community Agriculture

The sources of our nation’s food supply have changed significantly since 1970. Until then, the majority of our food was grown locally; it generally came from within a 50 to 100 mile radius of where it was purchased and consumed. Since that time, the restructuring of the agricultural industry, improvements in food preservation and sanitation and changes in transportation have resulted in an industry that can now deliver foods around the world. The opportunity to grow healthful foods, establish productive green space, and provide employment in a now underused area within the community would connect city dwellers with the earth and sustain an urban agricultural community. In Wisconsin, Growing Power is a nationwide non-profit and land trust focused on community food systems that has gained the most recognition for its success, but others locations with similar entities include Madison WI, Londonderry NH, Los Angeles CA, Philadelphia, PA, and Chicago IL. This is a growing trend in the nation and a viable option for planners and communities committed to urban re-development. The groups involved in urban agriculture are primarily non-profits, including community based groups, environmental groups, education and religious institutions. Many of these groups are involved with solving social issues of poverty, hunger and homelessness. What they are growing is just as diverse: herbs, vegetables, fruits, sprouts, seedlings, ornamental plants, trees and flowers, to name a few. Aquaculture – the cultivating of fish – is also becoming popular. The fish water provides a nutrient source for the hydroponically grown plants (no pesticides, fertilizers or herbicides) so the plants are essentially organically grown. Start up funding is available from the Community Food Project Program (a U.S. Department of Agriculture program), which provides $5 million annually to nonprofits developing urban community agriculture programs. Other potential funding sources include community development corporations and foundations.

Stockyards Redux

The rich history of the immediate area provides the backdrop for the re-establishment of Cleveland’s Stockyards as an organic food outlet. The ultimate goal is to eventually collaborate with other local community gardens to form a distribution system for organic foods.

The possibilities for success include:

· Capturing local organic foods market for supplying local restaurants and developing a fresh organic foods delivery system

· Enabling community ownership of a food system – including production, distribution and marketing of products

· Revitalizing the gateway to Train Avenue with productive green space and reuse of industrial buildings

· Establishing a link with the new high school to offer agricultural programs to students

Site Redevelopment

Currently this portion of the site contains 19 parcels for a total of 162,695.5 sq. ft., or 3.7 acres. The plan envisions the reuse of the Clark Recreation Center (11,720 sq. ft.) for the aquaculture facility, and reuses the 5801 Train parcel (46,890 sq. ft.) for the hydroponics growing facility and distribution center, which would also included educational and training facilities. This will leave approximately 2.5 acres for community agriculture. Parking will be provided on the West 56^th and Train corner (currently the B&B wrecking site) saving brownfield remediation costs. We are proposing that a greenhouse will be built on the corner of W56th and Clark. Possible site configuration would include:

Additionally, the site would include solar panels on the roof of the 5801 Train Avenue building as a demonstration project for alternative electric power generation and generating building heat.

This proposal for a community agriculture project provides the area with an opportunity to pursue a plan that enables the “Return of the Stockyards” as an organic food center. Positive impacts include:

· Unique options to urban economic development in the Train/Clark – West 65^th area

· Possible destination along Towpath Trail extension

· Employment and educational opportunities for local residents

· “Greening” of urban area

Node Three – Clark Avenue Elementary School

In most communities, the local elementary school is at the hub of many ongoing activities. This community is no different. Clark Elementary, located on the northeast corner of W. 56^th and Clark, is such a hub.

Our research determined that, at least as of this writing (May 2004), Clark Elementary will continue to operate as an elementary school. Given that, the development of the urban agriculture site across West 56^th creates new educational opportunities for the school. Ideally, the school could develop an ecology and/or environmental framework for all of its grades, and tie the curriculum to ongoing projects are the “urban farm.” Of particular value for education would be the opportunity for students to take part in longer-term (more than one school year) projects. In the long run, all Cleveland public elementary schools are supposed to become Kindergarten through Grade 8 facilities. This would theoretically allow for students to interact with 9 years of an agricultural project (obviously at very different levels of sophistication). We are creating the potential for projects that go significantly beyond the bean plant in the Styrofoam cup.

Residential Redevelopment

We are recommending the purchase and redevelopment of the parcels fronting the south side of Train Avenue on the block that contains the elementary school. We feel that building new single family housing on the same block as the school, with close access to the “urban farm” would attract consumers look for easy walking access to an elementary school for their children, and easy access in a number of forms to the towpath trail extension. (There is further discussion of this in the New Housing for the West End of Train Avenue section of this document.)

Node Four – Train Avenue Park

Train Avenue Park is located at the corner of West 48^th Street and Train Avenue. The park is approximately 1,400 feet from the Clark Elementary School and 52,850 square feet. One can regularly expect to find groups of children using the playground equipment and basketball courts, which are in fair condition. The site is a small oasis for the corridor, it provides space for residents to gather and interact. The park is particularly important to the redevelopment of Train Avenue because it is one of the few sites, besides Clark Elementary School, that is perceived as safe for children.

2002 Aerial Photograph

Generally speaking, the corridor is not welcoming, and there are serious safety concerns. There is little pedestrian traffic because the corridor is not a destination; it is instead a “cut through” for motorists. However, Train Avenue Park is already a gathering spot and if some changes are implemented, it has the potential to become a destination that will create pedestrian traffic along Train Avenue. The changes made to the park, in conjunction with the boulevard construction, will create a destination for the City of Cleveland’s residents.

Suggested Changes

· Expand Park

· Reconstruct basketball courts on west end of park

· Reduce elevation to street level

· Remove concrete and fence barrier

· Surround the park with new housing

· Construct market rate town homes and public sidewalk

· Add picnic tables and neighborhood bulletin boards

· Construct a railroad crossing or a pedestrian bridge

Expand Park/Construct New Housing

Train Avenue Park should be expanded and surrounded by new housing; this will transform the space into a recreational destination for residents and visitors. The image above illustrates the basic layout. The additional space along West 51^st Street will house the basketball courts that will be displaced by the town homes. Moving the basketball courts closer to Train Avenue will bring the park’s activities closer to the road, thus increasing the amount of pedestrian traffic. Its placement will also assist in advertising the park’s amenities. This expansion anticipates the acquisition of the seven parcels adjacent to the park. The following is a list of those parcels:

Parcel Number	Site Address	Lot Size (square feet)
00623015	4905 Train Avenue	5,280
00623042	3023-27 Train Avenue	5,280
00623045	3035 West 51^st Street	5,000
00623106	5001 Train Avenue	3,520
00623043	3029 West 51^st Street	5,280
00623013	5005 Train Avenue	5,280
00623044	3033 West 51^st Street	5,280

The construction of new housing, facing Train Avenue and the park, will improve the sense of safety for that site. This new housing should be developed as market rate housing. Since it will be located next to a recreational site and a boulevard with open space.

Train Avenue Park is easy to overlook because the concrete wall and the chain-link fence deter access to the park from Train Avenue. The park grounds are approximately two feet above street level and the concrete wall is in place to prevent the soil from spilling over into the road. The concrete wall is a visual and physical barrier to the park and it prevents the visitor traffic from spilling out into the sidewalk. Once these barriers are removed, the park’s connection to the road way will be enhanced.

The opening of Junction Road will create a north-south throughway that will bring in the local residents from the north side of the railroad spur to the Train Avenue corridor. However, it will be difficult to implement because it is an at-grade railroad crossing (it was for safety concerns the road was closed). In Lakewood, on Bunts Road, there exists an at-grade railroad crossing that is adjacent to a neighborhood park and a Tops supermarket. Perhaps, the City of Cleveland should look into this site’s safety record and determine if it is feasible for Train Avenue.

New Housing for the West End of Train Avenue

We anticipate the redevelopment of housing on parcels fronting the south side of Train Avenue between W. 56^th and W. 44^th

We are doing this assuming the following goals for this District:

• Creating a balance of housing choices (single family, apartments, condominiums) crossing low- to high-income price ranges
• Increasing value of properties
• Improving the image of the neighborhood
• Improving the perception of public safety

This neighborhood has a number of assets to base residential development on:

• Proximity to downtown
• Accessibility to the Interstate
• Proximity to the Hugo Boss Development
• Accessibility to the tow path trail

There are also a number of weaknesses that need to be addressed for residential redevelopment to be fully successful at achieving its promise:

• Underused and abandoned properties and buildings
• Perception of crime
• Lack of strong economic development initiatives
• Lack of housing options for differing income levels

The existing housing stock in the area is generally well maintained, while some are severely neglected. There are no existing multi-family projects. Strengths of the area include a park and small pockets of greenspace. The area suffers from a perceived sense of crime and neglect. However, development activity within the area of influence describes a changing picture with tremendous potential. Projects in predevelopment stages include the Hugo Boss project, a warehouse retro-fit resulting in 200+ units of market rate housing.

Given that the Cleveland area has a relatively older housing stock, new development in this area has a rather good opportunity to attract singles and couples seeking to make the transition from the east side of Cleveland to the west side, and others who may have been forced out of other rapidly appreciating in-town neighborhoods. In addition, this area could attract persons desiring to live close to, but not in downtown.

In order for this plan to go forward either the City, the various community development corporations, or developers will need to acquire some parcels of property. However, we do not foresee either a large number of acquisitions, or that they would all occur at once. This is envisioned as a long term project, and it is hoped that the needed properties could be acquired as they become available in the normal course of time. The following issues need to be considered when conducting an acquisition analysis:

• Review the incidence of property tax delinquency and vacant parcels tax delinquent
• Determine the housing supply and housing turnover rates
• Implement an urban design criteria
• Track the demographic trends of the area
• Take an inventory of potential economic development resources
• Project neighborhood housing demand for the ensuing 20-30 years

Housing Opportunities

This residential node has the potential to increase by approximately 50+ new units, in addition to the housing units previously discussed at the extreme western end of Train Avenue. Most of the new development would front Train Avenue with the exception of the lots at Train and West 46^th , and Train and 44^th. All the new units will be built on the south side of Train Avenue. Proposed sites and housing types include:

• Six parcels fronting Train Avenue between 53^rd and 51^st as single family use (discussed in Node 3 – Clark Avenue School)

• Five parcels between 51^st and 48^th behind Train Avenue Park to be used as townhomes

· Two parcels fronting Train Avenue between 48^th and 47^th single family

• All parcels between 46^th and 47^th
• 106, 044 square feet on 14 parcels between 44^th and 46^th (see pictures below for examples)

Recommended Zoning Changes

The goal of any recommended zoning changes are to allow for:

· Preservation of existing single-family neighborhoods

· Increase of residential density

· Creation of attractive places

Current Land Use

A land use analysis was performed along the length of the corridor utilizing a (2002) Cleveland State University Geographic Information System (GIS). Approximately 34 parcels front Train Avenue potentially allowing for a number of new single family and townhouse units. The predominant residential land use along the corridor is single family residential.

Existing industrial uses are primarily located along the north side of Train Avenue. The Clark and Train Avenue node on the north side is currently industrial. Single family housing exists on the parcels between West 56^th and West 54^th, West 51^st and West 49^th, and West 48^th and West 44^th Streets.

Outreach and Participation

Outreach Efforts and Public Events

Event	Time Frame
Invitations to public meetings mailed to Neighborhood Organizations, neighborhood residents, property owners, business owners, and other key stakeholders	1^st through 3^rd month
Informational meeting	4^th month
Establishment of a redevelopment plan website	5^th month
Kickoff Meeting	5^th month
Visioning and Goal Setting	6^th month
Existing Conditions	6^th month
Market Analysis Presentation and Housing and Economic Development opportunities	7^th month
Urban Design Presentation	7^th month
Land Use Planning	8^th month
Draft Redevelopment Plan	8^th month
Final Redevelopment Presentation to stakeholders	9^th month
Final Redevelopment Presentation to stakeholders	9^th month

Cost Estimates

We also assessed how much it would cost to acquire the parcels necessary to implement this plan. In the long run, we need to acquire 94 parcels. The 29 of these are on the north side of Train Avenue, while 63 are on the south side. The Microsoft Excel file “Parcel Data” (available elsewhere on the web site as parceldata.exe) contains information related to ownership, zoning, land use, site dimensions, financials and acquisition costs. This information has only been completed for the northern section so far. The following graphs breakdown what this acquisition would entail:

Conclusion

In summary, our proposals for the western end of Train Avenue consist of the following:

• The extension of the Towpath Trail;
• The conversion, over time, of land north of Train Avenue to greenspace;
• The development of new housing, both single-family and multi-family;
• The creation of an urban agricultural area, dedicated to sustainable, year-round plant generation; and,
• The integration of the elementary school (and new high school, if constructed near this corridor) into the agricultural area, to use the “urban farm” for educational as well as economic purposes

These proposals are most emphatically not part of a 1960’s style “tear-it-down-and-start-all-over” redevelopment. We anticipate that redevelopment will be an ongoing process for an extended period of time. We designed this plan so that it is amenable to changes over time, as circumstances change. We encourage all the local residents to consider these proposals as a starting point for meeting the needs of the neighborhood and its people.