THE JUNCTION NEIGHBORHOOD

Transcription

1 THE JUNCTION NEIGHBORHOOD GREENING PLAN A community vision for beautification and stormwater management

2 PAGE INTENTIONALLY LEFT BLANK

3 TABLE OF CONTENTS Acknowledgements iii Definitions.v Executive Summary..vii Introduction... 1 The Junction... 1 Community Context... 4 The Junction Coalition... 7 The Planning Process - the Junction Urban Waters Project... 8 Project Goals & Objectives... 8 Incorporating Environmental Justice into Community Planning... 9 Community Participatory Planning Green Infrastructure Options Greening Opportunities Vacant Land Reuse Street improvements Infrastructure improvements Redevelopment Greening Focus Areas Junction Historic Business District Health and Recreation Corridor Nebraska and Junction Swan Creek Access Highlighted and Future projects Hoag Street Belmont & Forest Inspection and Maintenance Guidance Next Steps and Partnerships Ensuring Equitable Greening in the Junction community References i P a g e

4 LIST OF FIGURES, ILLUSTRATIONS, MAPS, AND TABLES Figure 1 - Portion of Vacant Land by Area... 2 Figure 2 Neighborhood Zones... 3 Figure 3 Junction Coalition Timeline... 6 Figure 4 Visual Preference Poll Results Figure 5 Results of Web-based Community Mapping Figure 6 - Concept for Amphitheater Figure 7 - Options for Stormwater Management Illustration 1 Green Along Streets Illustration 2 Rain Garden Illustration 3 Permeable Pavements Illustration 4 Community Green Spaces Illustration 5 Focus on Re-Building Illustration 6 Plant Trees Illustration 7 Green Roofs and Walls Illustration 8 Restore Nature Map 1 A Junction Avenue Vision Plan - Neighborhood Zones 31 Map 2 A Junction Avenue Vision Plan - Junction and Nebraska Context..33 Map 3 A Junction Avenue Vision Plan..35 Table 1 Vacant Lot Statistics for the Junction Neighborhood... 2 Table 2 Suitability Statistics for Vacant Lot Greening APPENDICES Appendix A Neighborhood Greenspace Survey Appendix B Community Visioning for Greening Focus Areas Appendix C Rain Garden maintenance Guide for Communities Appendix D Green Infrastructure Guide for Public Works Employees ii P a g e

5 ACKNOWLEDGEMENTS Planning a greener Junction Avenue Neighborhood would not have been possible without the dedication and involvement of a long list of partners. Community members contributed countless hours of their own time and local knowledge while managing family life and full time jobs to attend community meetings, knock on doors, and serve on the Junction Urban Waters Advisory Committee. Partners, both public and private, provided a wide range of expertise, experience, and access to professional networks. This invaluable support will provide the institutional backing needed to implement the Junction Neighborhood Greening Plan. University of Toledo students and faculty dedicated several semesters of work to this project in the way of engineering designs and research. This project was funded by U.S. EPA Urban Waters Program in the amount of $60,000. Toledo Metropolitan Area Council of Governments (TMACOG) provided an additional $30,390 in matching funds. Special Thanks to: The Coalition of Junction Avenue Pastors Junction Neighborhood Business Owners Junction Neighborhood Homeowners Junction Community Leaders Congresswoman Marcy Kaptur With deep gratitude for the work and dedication of the late Sue Wuest, assistant director of the Urban Affairs Center at the University of Toledo and advocate for the Junction Neighborhood iii P a g e

6 iv P a g e

7 DEFINITIONS BIORETENTION AREA shallow stormwater basin or landscaped area that utilizes engineered soils and vegetation to capture and treat runoff BIOSWALE similar to a bioretention area, bioswales are linear features that serve the additional purpose of moving stormwater across the landscape BEST MANAGEMENT PRACTICE (BMP) control measures taken to mitigate changes to both quantity and quality of urban runoff caused by increased impervious surfaces from land development GREEN INFRASTRUCTURE an approach to managing stormwater runoff that emphasizes infiltration, evapotranspiration, or rain water reuse to mimic natural systems GREEN ROOF roof of a building that is partially or completely covered with vegetation and a growing medium, planted over a waterproofing membrane IMPERVIOUS SURFACE hard surfaces such as sidewalks, roofs, roads, and parking lots that prevent stormwater from infiltrating naturally into the ground JUNCTION COALITION non-profit organization coordinating services and activities in the Junction Neighborhood JUNCTION COMMUNITY people who live, work, worship, go to school, and own business in the Junction Neighborhood JUNCTION NEIGHBORHOOD geographic area encompassing Junction Avenue and surrounding streets as seen on Map 1 JUNCTION URBAN GREEN THUMB COALITION community-based group leading greening efforts in the Junction neighborhood JUNCTION URBAN WATERS PROJECT 18-month TMACOG planning project funded by U.S. EPA Urban Waters program LUCAS COUNTY LAND REUTILIZATION CORPORATION (LAND BANK) community improvement corporation designed to strengthen neighborhoods in Lucas County by returning vacant and abandoned properties to productive use. NORTHWEST OHIO DEVELOPMENT AGENCY (NODA) non-profit focused on building stable communities and economic empowerment through education and financial support PATHWAY TOLEDO Founded as EOPA in 1964, Pathway s objective is helping low-income people achieve selfsufficiency PERMEABLE PAVEMENT method of paving that allows stormwater to seep into the ground as it falls rather than running off into storm drains and waterways v P a g e

8 DEFINITIONS, CONT. RAIN GARDEN planted depression that allows rainwater runoff from impervious urban areas, like roofs, driveways, walkways, parking lots, and compacted lawn areas, the opportunity to be absorbed REDEVELOPMENT new construction on a site that had previously been developed STORMWATER rain or melted snow STORMWATER RUNOFF water from rain or melting snow that runs off across the land instead of seeping into the ground SUITABILITY ANALYSIS type of analysis that uses geographic information systems (GIS) determine the best place or site for something TREE BOX green infrastructure practice designed to treat stormwater prior to discharge into the storm sewer system or to the subsoil. The structure is a pre-manufactured concrete box which is installed in-ground, filled with soil media and typically planted with native, non-invasive tree or shrub vi P a g e

9 EXECUTIVE SUMMARY Throughout 2014 and 2015, Toledo Metropolitan Area Council of Governments (TMACOG) and an extensive group of partners worked with the Junction Avenue Community to develop a community greening plan to help manage stormwater runoff while increasing neighborhood livability through intentional green space. The project provided a forum for residents in the Junction Avenue community to address water quality, flooding, vacancy, and blight through a community-based participatory planning process. This effort built off current revitalization efforts by creating a communitydriven plan to incorporate green infrastructure and green space improvements into the update of the neighborhood s 1987 revitalization plan. Over the 18-month period, the project team conducted community events to create an awareness of water quality and stormwater issues and to give Junction residents a voice in the planning process. During these events and through involvement in monthly community meetings, there were opportunities for collaboration between community members, city planners, engineers, and stormwater managers. Through a participatory framework, residents of the Junction Avenue neighborhood were integrally involved in the planning process, while learning about the importance of clean rivers and streams in their everyday lives, in neighborhood vitality, and to the local economy. The public engagement process included the use of visual and interactive communication materials that reach all ages and education levels to ensure that the entire community has an opportunity to contribute to the planning process. The outcome of this process is a vision for community beautification and stormwater management using green infrastructure that can be integrated into larger community plans for redevelopment, urban agriculture, and green space. This plan includes the community s green infrastructure preferences, shows how these practices can complement larger community priorities, and includes recommendations for four priority focus areas that have unique greening opportunities. vii P a g e

10 viii P a g e

11 INTRODUCTION THE JUNCTION NEIGHBORHOOD GREENING PLAN The Junction Neighborhood Greening Plan is a vision for community beautification and stormwater management using green infrastructure that can be integrated into larger community plans for redevelopment, urban agriculture, and green space. This plan includes the community s preferences on the most feasible green infrastructure practices, how these practices can complement larger community priorities, and recommendations for four priority focus areas for unique greening opportunities. The goal of this plan is to improve livability in the short term through beautification and mitigation of maintenance concerns and to lay the groundwork for reinvestment in the neighborhood. While this plan touches on issues of disinvestment and options for redevelopment, it is not a community redevelopment plan. Rather, the Junction Community and TMACOG expect that this plan and the process by which it was developed are springboards for further discussions on community redevelopment, maintenance, and ownership of vacant lots. Additionally, implementation of many elements of this plan will depend upon future comprehensive planning for the neighborhood to address economic investment in the neighborhood. The Junction Neighborhood Greening Plan is the result of 18 months of community dialogue on topics of property abandonment, vacancy, illegal dumping, safety, maintenance, education, and other issues that impact everyday life of residents. Community members participated in educational events, toured green infrastructure practices in Toledo, and provided feedback through surveys and on-going conversations. Community members decided on a suitable location for an educational rain garden and provided input on the best ways to include green infrastructure along streets and in vacant lots. In this year and a half the Junction Community and TMACOG formed partnership with numerous agencies and organizations that will be instrumental in moving the community s vision forward to implementation. THE JUNCTION The Junction Neighborhood or The Junction is defined by the area surrounding the Junction Business District and within the boundaries of Dorr St. to Campbell St. and from I-75 to Brown Ave. The neighborhood sits within the former ONYX community development corporation (CDC), which is no longer an existing resource for the community. The 1987 Junction Avenue Business District Revitalization Plan provides history of the neighborhood that paints a picture of a once thriving neighborhood from the 1890s to the 1950s. During the 1950s and 60s, due to a multitude of interwoven social and economic factors including the white flight phenomenon, urban renewal, and the increasing prevalence of large shopping centers, the Junction Neighborhood began a rapid and chronic process of depopulation. The Junction neighborhood s current land use is predominantly residential with some commercial and industrial uses as well. The population density is about 4,780 persons per square mile, 15% below Toledo s average. The neighborhood housing density is about 1884 units per square mile, 17% below Toledo s average. (US Census, 2010). Since the 1980 Census, the total population in the area has declined by 37% (Junction Ave. Revitalization Plan, 1987 and US Census, 2010). 1 P a g e

12 Of the neighborhood s 800 acres, 142 acres, more than 1300 individual parcels, are considered vacant. The vacancy rate (vacant parcels/total parcels) is currently between 37-40% and is continuing to rise as buildings are abandoned and redevelopment of vacant lots fails to take place. Though the cycle of disinvestment in the Junction Neighborhood represents a serious and long term challenge, it also offers real opportunities for reinvigorating the neighborhood. This plan is a first step in moving toward stabilizing the aesthetic deterioration of the neighborhood, repurposing vacant lots, and creating a foundation for eventual redevelopment. Publicly owned Privately owned Number of vacant lots Total acreage 45 ac ac ac average lot size 0.11 ac 0.11 ac 0.11 ac smallest lot 0.01 ac 0.01 ac 0.01 ac largest lot 1.40 ac 4.20 ac 4.20 ac TABLE 1 VACANT LOT STATISTICS FOR THE JUNCTION NEIGHBORHOOD All Junction Neighborhood Vacancy by land area Vacant - Publicly owned Vacant - Privately owned Occupied FIGURE 1 - PORTION OF VACANT LAND BY AREA An important distinction must be made in describing the Junction Neighborhood Greening Plan focus area. While the Junction Coalition utilizes the old ONYX boundary, this greening plan applies primarily to the 1.2 square mile area between Detroit Ave. and Collingwood Blvd. areas A and B shown in Figure 2 Neighborhood Zones This area is the geographic center of most activity within the community, has experienced the highest rates of disinvestment, and is encompassed by four major boundaries, Dorr St. to the north, Swan Creek and industrial land use to the south, and two high traffic corridors to the east and west: Collingwood Blvd. and Detroit Ave. This area includes the 0.07 square mile Junction Avenue business district along a segment of Junction Avenue, which was central to the development of the neighborhood in the late 19th, early 20th century. 2 P a g e

13 FIGURE 2 NEIGHBORHOOD ZONES The Junction Neighborhood can be defined by four main zones and two corridors as shown in Figure 2 and in the large scale Map 1 at the end of this document. Map 2 provides a characterization of the neighborhood s core. Community Center (Zone A) includes Junction Avenue s historical legacy and single family residential homes. It is defined on three sides by two major corridors Dorr St. and Detroit Ave. and industrial areas to the south along Swan Creek. While not a strict boundary, Miller St. offers an approximate eastern edge of this zone. The street layout consists of longer blocks with fewer north/south streets and larger lot sizes. While this area has more stability, it also has some large pockets of significant disinvestment. The vacancy in this part of the neighborhood presents opportunity for reinvestment building from the strength of Pickett Elementary, institutional centers, and future momentum in the historic business district. This part of the neighborhood is anchored at the north by developing retail center at the Detroit Ave. and Dorr St. intersection. Truck traffic to and from the industries from Detroit Ave. and along residential streets negatively impacts the residential character of the southern part of the neighborhood. Gateway to Waterway (Zone B) is bound by two major corridors Dorr St. to the north and Collingwood Blvd. to the east and tighter urban grid with smaller lots. Disinvestment per block is extremely high. This area has very few anchoring institutions or businesses. The large shopping center on the corner of 3 P a g e

14 Collingwood Blvd. and Dorr St. has replaced small neighborhood businesses with discount dollar stores and fast food. Gateway to Downtown (Zone C) sits in the shadow of downtown and is nearly entirely redeveloped with suburban style housing and new multi-family housing, which has eliminated much of original city street grid. This zone is bound by Collingwood Blvd. and I-75 and is not well integrated with the neighborhood to the west of Collingwood Blvd. This zone is home to many large institutions such as churches and Jones Academy. Residential Stability (Zone D) is an isolated pocket bound by Detroit Ave. on the east side, the railroad to the west, and industrial areas to the south, creating significant erosion of the neighborhood fabric around the zone s edges. This part of the neighborhood sees significant rail traffic (over 75 trains per day) and has no north-south streets. Despite these challenges, Zone D has pockets of housing stability and the vacancy rate is lower overall than the Junction Neighborhood on the east side of Detroit Ave. The Detroit Avenue Corridor is a heavy truck route that separates the far western portion of the neighborhood. Detroit Avenue s history as a neighborhood commercial corridor has declined with deterioration along the roadway negatively impacting the residential quality to immediate east and west. Many small churches are also located along this corridor. The Dorr Street Corridor is a state route and the primary connector route between West Toledo, the University of Toledo, and downtown. This route that once was home to many neighborhood businesses is now more of an unwalkable parkway. There is very little development on the north side of Dorr St. and the south side has some businesses with wide setbacks. The character of the Dorr St. corridor is vastly different from rest of neighborhood with multifamily housing units dominating the residential options along Dorr St. The corridor is anchored at both ends by two major intersections offering retail and services: Collingwood Blvd. and Dorr St. and developing businesses at Dorr St. and Detroit Ave. STORMWATER INFRASTRUCTURE Most of the Junction neighborhood drains to the City of Toledo combined sewer system, with large rain events contributing to overflows of combined storm and sanitary sewage to Swan Creek. Improvements to stormwater management through the use of green infrastructure may help to alleviate some flooding and will decrease the volumes of rainwater flowing to the combined sewer system. Additionally, surveys of community members and analysis of City of Toledo flooding complaint data indicate that residential and commercial flooding is an issue in some parts of the Junction community. COMMUNITY CONTEXT In response to ongoing issues of disinvestment and blight, residents within the Junction community have taken on the task of revitalization of the community at the grass roots through expression of community voice and strong partnerships with local and federal government, and public and private institutions. Since 2008 the group has conducted grassroots community building and revitalization planning while working systematically with nonprofits and governmental agencies such as Maturing Young Men, numerous departments and individuals within City of Toledo, United Way, The Lucas County Land Bank, and Toledo Metropolitan Area Council of Government (TMACOG) to create opportunities for the neighborhood. 4 P a g e

15 The Junction is a living, learning community focused on development and securing sustainable resources. - Alicia Smith, community leader Junction residents have been working from the grass roots to beautify the neighborhood. Local artists and community members created a mural on Junction Avenue, the historic business district. During Earth Day in April 2015, residents and community volunteers removed illegally dumped trash and tires from vacant lots. 5 P a g e

16 6 P a g e FIGURE 3 JUNCTION COALITION TIMELINE

17 THE JUNCTION COALITION In 2015, the Junction Coalition officially formed to address safety, blight, vacancy, and economic concerns in the Junction Avenue Business District and surrounding neighborhood. The Coalition s goal is the Creation of a beautiful, safe, and sustainable community for all generations connected to resources and information promoting a better quality of life. The Junction Coalition is the steward of the Junction Neighborhood Greening Plan and will work with community partners including the Land Bank and the City of Toledo to move forward with the goals developed by the community. Junction Coalition Mission: To provide a viable voice to our neighbors and to cultivate healthy relationships throughout the community. The community seeks to promote healthy relationships with local service agencies, community partners and local, state, and federal government to build a better quality of life for community members and for business owners who benefit the Junction Community. Members of the Junction community have identified four areas necessary for addressing basic quality of life improvements in the neighborhood: safety, beautification, housing, and youth. In partnership with the Junction Coalition, these areas formed the four committees that provide structure to the work and planning of the Junction Coalition. SAFETY COMMITTEE This committee has focused on issues such as demolition of abandoned structures, maintenance of the vegetation on vacant lots, lighting and visibility, and networking residents with safety resources. The safety committee has been working closely with the Toledo Police Department and the Lucas County Land Bank to address illegal dumping on vacant lots and to identify vacant lots in need of maintenance or demolition. The committee is working with Toledo Edison and the local officials to create a plan for lighting. Blum St. and Vance St. are among the darkest streets in the Junction community. This was a concern during the Carty Finkbeiner administration and was addressed by the University of Toledo and the Padua Alliance Light the Night initiative. The Junction community members believe that safety is at the core of the revitalization plan as visibility promotes walkability. BEAUTIFICATION COMMITTEE The beautification committee has focused on neighborhood aesthetics with activities ranging from public art installations and murals to rain gardens and community gardens. This group has also addressed issues of vacant lot dumping through community cleanup events and identification of disposal and reuse options for illegally dumped tires. This committee is currently in the process of creating a list of resources, partners, and funding agencies to begin implementing the neighborhoods vision. The committee partnered with TMACOG, the Land Bank, and Partners for Clean Streams to repurpose a vacant lot near Picket Elementary School. The site, located at 719 Hoag St., was an abandoned home and is now a beautiful scientific rain garden space for the use of community members and the elementary schools within and near the Junction neighborhood. Other parts of the neighborhood have been the focus of beautification efforts as well, with 7 P a g e

18 donations of herbs, flowers, and potting soil from organizations such as Tom Strain & Son s and Daughter Too and Home Depot. Relationships with groups such as Root Ink and local churches have helped the community to develop beautification plans and maintenance for the upkeep of the beautification efforts. The development of the Junction Urban Green Thumb Coalition helps to promote education for greening, food sustainability, and urban gardening. HOUSING COMMITTEE The goal of the housing committee is to create a holistic approach for engaging Junction residents, ensuring representation of all residents, and protecting the housing value of residences in the community. Because a vibrant neighborhood economy is essential to maintain a viable population and housing values, this group focuses on supporting and identifying resources for businesses and services of all sizes in the neighborhood. During 2013, the Land Bank conducted a lot survey and assessment that provided information to community residents regarding the condition of the current housing stock and the steps necessary to stabilize the housing decline in the community. The Junction Coalition is partnering with organizations such as the Northwest Ohio Development Agency (NODA), City of Toledo, and Pathway Toledo to repair and restore homes in the community as well as provide education on tax delinquency. YOUTH COMMITTEE The youth committee is rooted in the promotion of peace education across generations. Strategies include ensuring equitable workforce development and improving education resources in the community. The Junction Coalition works with the four neighborhood schools to engage students in recreational and educational projects within the community. THE PLANNING PROCESS - THE JUNCTION URBAN WATERS PROJECT The Toledo Metropolitan Area Council of Governments (TMACOG) and an extensive group of partners worked with the Junction Avenue Community to develop a community greening plan to help manage stormwater runoff while increasing neighborhood green space. The project provided a forum for residents in the community to address water quality, flooding, vacancy, and blight through a community-based participatory planning process. This effort built off on-going revitalization efforts by creating a community-driven plan to incorporate green infrastructure and green space improvements into the update of the neighborhood s 1987 revitalization plan. PROJECT GOALS & OBJECTIVES The goal of the Junction Urban Waters Project was to bring together residents with local stormwater and planning resources to provide options for managing stormwater through vacant lot reuse, upgrades to private property, and coordination with planned improvements. The intended outcome is the development of a community-driven greening plan that will help alleviate episodic flooding and water quality issues while meeting neighborhood goals for beautification and economic development. Additional outcomes of the planning process and community involvement are a greater awareness of water quality issues in the Toledo area and improved lines of communication between residents, city workers, and decision-makers. The resulting greening plan will be integrated into the 1987 Junction Avenue revitalization plan. While updating the 1987 plan was beyond the scope of the green planning process, the Greening Plan can be included in the communitywide revitalization plan when resources are available to do so. The community hopes that this greening 8 P a g e

19 plan is a first step in launching the overhaul of the 1987 plan. The community has been working closely with the City of Toledo Plan Commission to ensure that the community voice as heard through this plan is represented in future land uses, infrastructure improvement plans, and development decisions in the neighborhood. While this plan does not yet carry the legal weight of a formally adopted land use plan, it does serve to communicate the community s voice to the Plan Commission and will help to shape work in the community. As this greening plan is implemented, the community anticipates that it will enhance neighborhood livability by increasing neighborhood green space, reducing flooding, and highlighting the neighborhood s geographic connection to Toledo s waterways. INCORPORATING ENVIRONMENTAL JUSTICE INTO COMMUNITY PLANNING The planning process adopted the U.S. EPA s approach to public involvement through an environmental justice framework. According to the U.S. EPA: Environmental Justice is the fair treatment and meaningful involvement of all people regardless of race, color, national origin, or income with respect to the development, implementation, and enforcement of environmental laws, regulations, and policies. EPA has this goal for all communities and persons across this Nation. It will be achieved when everyone enjoys the same degree of protection from environmental and health hazards and equal access to the decisionmaking process to have a healthy environment in which to live, learn, and work. The Junction Coalition has incorporated an environmental justice approach for addressing all issues in the community. Through a social justice and peace framework, the Junction Coalition aims to address issues of inequity in the decision-making process and in the provision of public services within the community. The framework used in the community engagement process revolves around the four pillars of Justice to address questions of equity and peace in the community. SOCIAL JUSTICE building a just society for our community members in the midst of the challenges of our time How can we build and revitalize our community while assuring the dignity of every person in it? Can we train our children to judge others on individual merit rather than biases, stereotypes, and assumptions? ECONOMIC JUSTICE our active participation in the common good, including economic activity which must be ethically structured and governed Can we support community-owned businesses and the entrepreneurial initiatives which create new economic ventures in our community? Can we ensure that economic opportunities exist for all? 9 P a g e

20 How can we build sustainable local economies? ENVIRONMENTAL JUSTICE our stewardship of the human and natural resources of our community How can we maintain our properties with a view to greening, beautification, and the safety of our urban water? How can we repurpose vacant spaces for the benefit of the community? How can we ensure that city-provided environmental services help safeguard our community s well-being? PEACE EDUCATION active and responsible education in our community for the promotion of the values of peace. Can we institute a Peace Hub with emphasis on conflict resolution and create a cultural center which draws the best from each community member? COMMUNITY PARTICIPATORY PLANNING The community planning process benefited greatly from collaboration between community members, partners, elected officials, and local government staff. Over the 18- month period, the project team conducted community events to create an awareness of water quality and stormwater issues and give Junction residents a voice in the planning process. During these events and through involvement in monthly community meetings, there were opportunities for collaboration between community members, city planners, engineers, and stormwater managers. Through a participatory framework, residents of the Junction Avenue community were integrally involved in the planning process, while learning about the importance of clean rivers and streams in their everyday lives, in neighborhood vitality, and to the local economy. The public engagement process included the use of visual and interactive communication materials that reach all ages and education levels to ensure that the entire community has an opportunity to contribute to the planning process. During a design charrette, facilitated by the Toledo Design Center, residents worked with city planning, engineering, environmental, and economic development staff, the Land Bank and other community partners to identify community challenges and discuss options for greening and targeted redevelopment priorities. 10 P a g e

21 COMMUNITY DIALOGUE Community members provided input to the planning process through regular dialogue during community meetings and resident representation on the project advisory committee. The Junction Coalition and community partners facilitated several opportunities for community dialogue through special events. The Junction Coalition and the University of Toledo hosted a peace and social justice seminar to foster community dialogue between local, regional, and global citizens. COMMUNITY MOBILIZATION Neighborhood walk-through assessments gave residents and project partners a real world look at neighborhood conditions. Green infrastructure tours, provided residents a first-hand look at green infrastructure practices that could be built in their community and allowed the Junction community group to speak with other Toledo residents about their experiences. This provided valuable information exchange between residents and green infrastructure planners. EDUCATIONAL EVENTS Community events provided neighbors opportunities to learn and build an understanding of stormwater management. Residents learned about their role in the water cycle and how they can take actions to prevent stormwater pollution. INFORMATION GATHERING Residents participated in surveys and polls throughout the planning process to document their concerns, provide opinions on green infrastructure reuse options, and identify appropriate features for a community green space. COMMUNITY SURVEY AND RESULTS Surveys in combination with conversations at community meetings revealed community concerns that needed to be addressed. Community members indicated overall satisfaction with the quality of the neighborhoods parks, natural areas and tree cover while residents indicated dissatisfaction with the conditions of streets and sidewalks. About 30% of the residents have experienced flooding in their yards or basements during heavy rain events. Further discussions indicate that flooding is an issue in the 1000 block of Indiana Avenue and several businesses on Collingwood Blvd. and Dorr St. experience parking lot flooding due to needed repairs to their private drainage 11 P a g e

22 infrastructure. Of those community members surveyed, over 70% own their home and about 80% rely on their personal vehicle for transportation. Nearly 70% of residents surveyed view the schools as a positive aspect of their neighborhood while also listing parks, churches, and gardens as community assets. Over half are concerned about safety and crime, vacant lots, and opportunities for youth development in the Junction Neighborhood with 80% most concerned about crime. The survey and community conversations also covered issues of water quality and supply. Due to the 2014 water crisis, residents were also asked about the source of their drinking water since the August, 2014 water crisis. Interestingly, 70% continue to drink bottled water, indicating a mistrust of the municipal water supply. These responses as well as discussions with community members and qualitative survey responses have been incorporated throughout this plan. Full survey results can be seen in Appendix A. GREENING POLL AND RESULTS An important component of planning for neighborhood greening was determining what types of green infrastructure residents prefer to see on vacant lots, occupied properties, public spaces, and public rights of way. The most widely used green infrastructure practices were presented to residents in several formats including photos, posters, and slideshows along with the benefits and appropriate uses for each type of practice. The images and descriptions in Illustrations 1-8 provide a summary of the options presented. During community events, residents provided their opinions on the green infrastructure options for the Junction Neighborhood. Residents were asked about their visual preference for the green infrastructure options and were also asked to plot on a map preferred locations for each type. The polling and on-going conversations during community meetings revealed that generally residents are not interested in converting the once high density residential areas into natural areas and urban forests. Rather they are interested in focusing on redevelopment with well-thought out green spaces, natural areas, tree plantings, and urban gardens. FIGURE 4 RESULTS OF THE GREEN INFRASTRUCTURE VISUAL PREFERENCE POLL 12 P a g e

23 GREEN INFRASTRUCTURE OPTIONS ILLUSTRATION 1 GREEN ALONG STREETS GREEN INFRASTRUCTURE ELEMENTS TO STORE, INFILTRATE, AND EVAPORATE STORMWATER IN THE TREE LAWN (RIGHT-OF-WAY). BIOSWALES, PLANTER BOXES, AND TREES ARE AMONG THE MANY GREEN INFRASTRUCTURE FEATURES THAT MAY BE WOVEN INTO STREET OR ALLEY DESIGN. ILLUSTRATION 2 RAIN GARDEN (BIORETENTION) SHALLOW, PLANTED BASINS THAT COLLECT AND ABSORB RUNOFF FROM ROOFTOPS, SIDEWALKS, AND STREETS. RAIN GARDENS ARE AN ATTRACTIVE, NATURAL AREA WHERE RAIN WATER CAN SOAK IN AND EVAPORATE. RAIN GARDENS ARE VERSATILE AND CAN BE INSTALLED IN ALMOST ANY UNPAVED SPACE. soils.org ILLUSTRATION 3 PERMEABLE PAVEMENTS SPECIALLY DESIGNED HARD SURFACES THAT ALLOW WATER TO SOAK THROUGH TO THE SOIL WHERE IT CAN BE STORED OR TREATED WHERE IT FALLS. THESE PAVEMENTS CAN BE USED IN PARKING LOTS, SIDEWALKS, AND STREETS. ILLUSTRATION 4 COMMUNITY GREEN SPACES NEIGHBORHOOD SPACES ADOPTED, CREATED, AND CARED FOR BY COMMUNITY MEMBERS OR ORGANIZATIONS. THESE SPACES CAN BE USED FOR RECREATION, COMMUNITY GATHERING, PUBLIC ART, AND GROWING FRUITS, VEGETABLES OR FLOWERS. (SOURCE: BALTIMORE GREEN HANDBOOK) 13 P a g e

24 ILLUSTRATION 5 FOCUS ON RE-BUILDING RATHER THAN CREATING MORE GREEN SPACES, COMMUNITIES MAY WANT TO FOCUS ON AREAS TO ENCOURAGE NEW BUSINESS AND REAL ESTATE INVESTMENT ON VACATED PROPERTIES. GREEN INFRASTRUCTURE CAN BE PART OF A NEIGHBORHOOD PLAN FOR REDEVELOPMENT. ILLUSTRATION 6 PLANT TREES TREES REDUCE AND SLOW STORMWATER BY HOLDING PRECIPITATION IN THEIR ROOTS, LEAVES AND BRANCHES. TREES ALSO FILTER POLLUTION FROM THE AIR AND HELP TO KEEP CITIES COOL. HOMEOWNERS, BUSINESSES, AND CITIES CAN ALL PARTICIPATE IN THE PLANTING AND MAINTENANCE OF TREES IN THEIR NEIGHBORHOODS. ILLUSTRATION 8 RESTORE NATURE ILLUSTRATION 7 GREEN ROOFS AND WALLS ROOFS AND SIDES OF BUILDING CAN BE COVERED WITH VEGETATION THAT FILTERS AND STORES WATER. PROTECTING AND RESTORING NATURAL AREAS WITHIN CITIES CAN REDUCE FLOODING AND POLLUTION CAUSED BY URBAN STORMWATER WHILE PROVIDING RECREATIONAL OPPORTUNITIES FOR CITY RESIDENTS. NATURAL AREAS INCLUDE STREAMSIDE RIPARIAN AREAS, WETLANDS, FORESTS, AND MEADOWS. 14 P a g e

25 FIGURE 5 RESULTS OF WEB-BASED COMMUNITY MAPPING INCLUDING PREFERRED LOCATIONS FOR GREEN INFRASTRUCTURE, GREENING FOCUS AREAS AND EXISTING ASSETS WITHIN THE COMMUNITY 15 P a g e

26 GREENING OPPORTUNITIES Within the Junction Neighborhood, there are several opportunities for integrating green infrastructure into the community s goals for economic development, recreation, green spaces, and urban agriculture. These options range in scale from small residential scale rain gardens to large scale stormwater management with engineered green infrastructure solutions. Greening options were classified into four broad categories: vacant land reuse, street improvements, infrastructure improvements, and redevelopment. VACANT LAND REUSE The Junction Neighborhood has 142 acres of vacant land that are currently a maintenance burden and a liability as many of these lots are magnets for illegal dumping and crime. Care of these lots is increasingly daunting as the city and the Land Bank are forced to take on additional tax delinquent properties each year. An ownership and maintenance plan is needed to address the long-term challenges that are facing the Junction Community. Reusing vacant lots for green infrastructure can provide water quality benefits, stabilize community decline by creating intentional spaces, and in some cases reduce the maintenance burden on local government, the Land Bank, and residents. The greening potential of each lot is a function of scale, future and planned land use, redevelopment potential, and the ability to assign ownership and maintenance responsibilities. Prioritizing Vacant Lots for Green Infrastructure Through grant funding by the Lake Erie Protection Fund, TMACOG conducted an analysis of 2014 parcel data from the Lucas County Auditor s office to determine greening opportunities on vacant lot across Lucas County. Due to the large number of vacant parcels in the Junction neighborhood, more than 350 publically owned vacant lots have high potential for various greening uses such as rain gardens, stormwater green infrastructure, constructed wetlands, and restoration of natural areas. These generalized green infrastructure categories allow for the inclusion of a variety of end uses to meet diverse goals for beautification, economic development, youth engagement, and food security. While the analysis was based on a parcel s ability to manage stormwater, the community s goals for the site should take priority in site designs. Stormwater management can be integrated with community defined end uses such as recreational space, sports fields, community gardens, infill development, and educational space. The analysis categorized each vacant parcel based on size, future land use, ownership, maintenance responsibility, soil types, proximity to parks, natural, areas, and streams, and a number of other factors. The results indicate which parcels are generally suitable for four main categories of green infrastructure: small lot greening, green stormwater infrastructure, constructed wetlands, and restoring nature. In most cases, publically owned vacant lots are considered more suitable for greening applications due to the ability to fairly rapidly transfer land. Of the Junction neighborhood s 1305 vacant lots, at least 380 are highly suitable for at least one of the types of greening. Because the extent of the junction neighborhood s vacancy has left multiple adjacent parcels underutilized, large areas are available for green stormwater infrastructure and constructed wetlands. There are also a number of parcels that scored high to moderate for side lot greening and could be put to use through the Land Bank s side lot program. See summary in table 2. Although most of the neighborhood s parcels scored only marginal for the restoration of natural areas, a large area near Swan Creek scored among the highest parcels in Lucas County for this use. This site is discussed in more detail on page 26 in the Greening Focus Areas section. For more information about this project visit the TMACOG webpage P a g e

27 SMALL LOT GREENING AND MICRO STORMWATER MANAGEMENT is most appropriate for small lots with a neighboring occupied building. These side lots are already being widely utilized and legally acquired through the Lucas County Land Bank s side lot program. Side lots allow homeowners to expand their lot area for additional space or gardening. Many homeowners in the Junction Neighborhood are regularly cutting grass and maintaining these lots regardless of ownership. Side lots represent the greatest opportunity for localized stormwater management and block scale beautification. Stormwater management options on these lots are inexpensive and low-tech with construction and management responsibility driven by the adjacent homeowner. Homeowners have several options including disconnection of downspouts and redirection to grassy areas, rain barrels, and rain gardens. These options can be used individually or combined to increase benefits. For example, rain barrels can be used to collect roof runoff with overflows directed to a rain garden. GREEN STORMWATER INFRASTRUCTURE PRACTICES are larger and more costly than residential rain gardens. They manage stormwater from a larger drainage area, and typically involve more complex engineering designs. These practices include bioretention areas, bioswales, permeable paving options, and other practices that utilize infiltration through engineered media. Green infrastructure can be installed during new construction, infill development, street improvements, or as a retrofit of existing stormwater management practices. Because these practices are often required with most types of construction, focusing on lots with higher redevelopment potential will provide opportunities for new development to purchase and repurpose underutilized land to meet postconstruction stormwater requirements. The City of Toledo has also considered using vacant lots to manage stormwater in conjunction with street improvements and combined sewer separation. Utilizing vacant lots for larger scale green infrastructure will not only provide needed aesthetic improvements to the Junction neighborhood, it also ensures long-term function and upkeep through mandatory maintenance agreements with the City. CONSTRUCTED WETLANDS are larger in scale than most stormwater best management practices (BMPs), provide more natural stormwater management, and provide additional habitat benefits. These practices are most suitable where a base flow can support aquatic vegetation, and where soils do not provide excessive infiltration. The lots that are most suitable for constructed wetlands are between acre and are publicly owned or under conservation management. Selecting lots located adjacent to or within existing parks or green spaces will increase the likelihood of proper maintenance as these areas typically have existing protocols that can incorporate inspection and periodic maintenance of constructed wetlands. RESTORATION OF NATURAL AREAS utilizes the landscape s natural ability to manage stormwater, provide habitat and biodiversity, cool urban areas, improve air quality, and improve stream biology. Natural areas also provide many community benefits in the way of recreation, relaxation, and education. Restoring nature is a term used to describe large scale urban forest restoration, riparian and floodplain restoration, and natural meadows. Vacant lots that are most suitable for restoring natural areas are several acres in size, are owned by a public entity, park district, or other conservancy district. Lots that have little potential for redevelopment or are in undevelopable areas such as floodplains are ideal locations. These areas include abandoned industrial land and areas within or adjacent to existing or planned parks and natural areas. SNOW STORAGE, while not part of the vacant land analysis, was identified by the community as a suitable seasonal reuse of vacant lots. During the winter months residents are concerned about the snow banks that cover the corners and block access to the streets. Snow banks often block storm drains, causing meltwater to flood the streets and refreeze. This presents problems with both visibility and icy intersections. Storing snow on vacant lots with pervious ground cover would shift snow from functional roads and parking lots to pervious surfaces where 17 P a g e

28 meltwater can infiltrate passively into the ground. This will help to prevent street and storm sewer flooding and runoff pollution during melting and will allow for more maneuverability, visibility, and parking on streets and parking lots. Communication with the City s streets department and appropriate signage to redirect the snow into those lots would promote visibility and safety. Publicly owned lots Privately owned lots Stormwater BMPs Stormwater BMPs High % High 3 0% Moderate 14 4% Moderate % Marginal 4 1% Marginal 17 2% Low 0 0% Low 6 1% % % Side Lot greening Side Lot greening High % High 4 0% Moderate % Moderate % Marginal 8 2% Marginal 33 4% Low 0 0% Low 3 0% % % Natural restoration Natural restoration High 12 3% High 0 0% Moderate % Moderate 5 1% Marginal % Marginal % Low 0 0% Low % % % Constructed wetland Constructed wetland High % High 0 0% Moderate 17 4% Moderate % Marginal 3 1% Marginal 25 3% Low 0 0% Low 12 1% % % TABLE 2 - SUITABILITY STATISTICS FOR EACH TYPE OF VACANT LOT GREENING OPPORTUNITY IN THE JUNCTION NEIGHBORHOOD. STREET IMPROVEMENTS Planned improvements to the city s streets offer great opportunities to improve the visual appeal of the Junction neighborhood while simultaneously managing stormwater and reducing flooding. Street improvements offer an opportunity to implement greening and beautification in rights of way. Many communities have used various options including bioretention in the tree lawn areas, street trees, and tree boxes. Surveys and conversations with residents indicate that the community generally sees the benefits of bioretention and bioswales along streets. After visiting Maywood Avenue, Toledo, a residential street with extensive stormwater improvements, residents raised some concerns and offered appropriate applications for tree lawn bioretention. Lot frontage widths in the Junction community are generally small with back alley access to driveways. As a result many residents and their 18 P a g e

29 guests rely on street parking. A concern is that bioretention areas in front tree lawns may pose a safety hazard as passengers enter and exit parked vehicles. The community planning group recommends that any stormwater management structures be installed only in tree lawns where street parking is at a minimum or in designated no parking areas. Because the issue of visibility can be an issue, any tree lawn bioretention should be planted with low growing native plants. Street trees and tree boxes can also be considered during a planned improvement of Junction Avenue. As discussed later, the Junction Avenue business district is a priority area for street-scale greening and beautification using street trees and tree boxes while simultaneously managing stormwater. A well-designed plan could offer the street a unique sense of place and attract businesses and residents. INFRASTRUCTURE IMPROVEMENTS Planned improvements to the city s streets and infrastructure offer great opportunities to improve the visual appeal of the Junction Neighborhood as well as manage stormwater. Greening elements should be taken into consideration during the design phase of street improvements. Any improvements to streets should meet community goals of walkability and greening. The City of Toledo is currently planning an upgrade to the combined sewer system under the City of Toledo s U.S. EPA mandated long-term control plan. Current revisions of this plan will allow the city to use a partial separation of the neighborhood to alleviate combined sewage overflows and includes funding specifically for green infrastructure. Through early public engagement in the plan, residents have offered specific recommendations and had the opportunity to raise concerns. Though community engagement in the plan has not been fully implemented, it is a good example of a public agency working alongside residents to determine a greening solution that meets the neighborhood s needs while also meeting the regulatory requirements of the city s long-term control plan. REDEVELOPMENT The Junction Community has identified focusing on rebuilding as the number one priority for vacant land re-use. The City of Toledo requires that any development or redevelopment project over 2,500 square feet treat runoff using structural controls. Within urban areas like the city of Toledo, developers often struggle with meeting requirements for post-construction best management practices such as bioretention and constructed wetlands due to space constraints. The Junction neighborhood has many large contiguous swaths of vacant land that are currently underutilized. Large vacant lots can be marketed to developers as low-cost opportunities for redevelopment that will allow adequate space for the required post-construction BMPs. Private investment in these properties will also transfer maintenance responsibilities to private landowners, relieving the City and Land Bank of some of their current maintenance burden. 19 P a g e

30 GREENING FOCUS AREAS Through discussion at community events and regular monthly community meetings, residents identified four focus areas, each with unique opportunities for greening. The focus areas were selected based on synergies with areas of activity and assets within the community as well on the availability of land for the identified uses. The following section provides a summary of the community conversation surrounding each focus area. All input gathered for each site can be found in Appendix B. Recommendations for stormwater management are based on community discussions as well as the technical knowledge of the project partners. JUNCTION AVENUE HISTORIC BUSINESS DISTRICT Junction Avenue, as the historic heart of community activity, must be at the center of any plans for redevelopment, greening, and overall neighborhood revitalization. COMMUNITY VISION The Junction Coalition envisions a walkable and welcoming Main Street with local business and services that meet the needs of the community. Ample landscaped areas and seating, combined with distinctive public art offer opportunities for casual community interactions. Prioritizing redevelopment efforts on the most stable section of Junction Avenue between Belmont Ave. and Nebraska Ave. will give focus to the community s visions, allow for incentivizing small business development in the historic core of the neighborhood, and keep aesthetic improvements centered for the most visual impact. Economic activity and aesthetic improvements along this section of Junction Avenue will have positive spillover effect on the rest of the community. Map 3 illustrates one possible vision for the Junction business core and details some recommended land uses with repurposed vacant lots. Appendix B lists the types of business and services that the community would like to see on Junction Avenue. This vision clusters land uses such as parking, community green spaces, and businesses and identifies currently vacant lots and buildings that would be priorities for infill development. The tree lined streets are welcoming to pedestrians. Parking areas are identified at the rear of the storefronts to enhance walkability. While trees and landscaping at the street level create an appealing streetscape, most stormwater management practices are located behind the buildings. The design for business redevelopment is well-integrated with a large park-like space focused on health and recreation. Junction Avenue Business District Prioritize redevelopment in areas of stability Cluster land uses: parking, green space, business Street trees/tree boxes in front Bioswales/bioretention in back Street level banners give a sense of the community identity, its rich culture of the people past, present and future Gateway to large park-like recreational green space Though immediate redevelopment focus should be on Junction Avenue, the Junction Coalition along with business owners and Churches on Junction Avenue have recommended redefining and expanding the business district along Junction Avenue to include part of Nebraska Ave., Dorr St. and Detroit Ave. Planning for this area as a whole would develop a cohesive creative space and promote community and outside investment. Under this vision, each major intersection would 20 P a g e

31 a have a defined purpose and would serve as anchors for future development. Existing businesses and institutions on Nebraska Ave., Dorr St., and Detroit Ave. include: Gilmore Salon, the Padua Center, Brown Ave. Funeral Home, the corner store at Dorr St. and Detroit Ave., Toledo Urban Credit Union and surrounding businesses. Including these businesses in a business plan for Junction Avenue will provide community connectivity and business association. INSET SEE MAP 3 amphitheater with a pavilion. COMPLETE STREETS - An important element of the Junction Neighborhood s redevelopment plan will be on creating spaces friendly to all modes of transportation. Though transportation is not the focus of this community greening plan, several design and planning elements overlap. University of Toledo design engineering students provided several options for creating a more walkable Junction Avenue with options for bike lanes FIGURE 6 - CONCEPT FOR AMPHITHEATER Recommendations for the business district include focused reactivation of existing buildings with strategically placed green spaces and community gathering space, street and sidewalk improvements with trees and plantings, and marked gateway structures at Belmont and Nebraska Avenues. The business district vision also includes integration with two other greening focus areas: the health and recreation corridor, and the greening and beautification work at the Junction and Nebraska intersection. The large amount of vacant land on Junction Avenue allows some flexibility and integration of multiple land uses. The community expressed interest in an amphitheater to compliment the jazz club and provide gathering space for the churches and community centers in the neighborhood. University of Toledo design engineering students conducted an analysis of the opportunities and constraints for such an installation in the Junction Business district and provided design ideas and cost estimates (Contreras, et. al). The photo below shows an example of a similar scale 21 P a g e

32 and traffic calming elements. (Contreras, et. al). Many of the complete streets concepts identified by students can accommodate stormwater management and landscaping. STORMWATER Businesses and churches on Junction Avenue have several options for on-site stormwater management. Many of the existing buildings have roof drains directly connected to the City s combined sewer infrastructure. Business owners have expressed interest in retrofitting their current systems through downspout disconnection, rainwater harvesting, and redirection of stormwater to rain gardens. To provide guidance to the community, University of Toledo students looked at several options of various scales to manage stormwater and improve the streetscape along Junction Avenue. Though the recommendations were based on analysis of Junction Avenue conditions, many of the concepts can be widely applied across the community. United States Geological Survey (USGS) data indicate that the Junction Avenue Business District consists of a Type A soil with a low runoff potential and high infiltration rate. Due to the good infiltration capacity in this area, low tech stormwater management practices such as rain gardens, downspout redirection to pervious areas, and boiswales would all be suitable options for low cost stormwater management and beautification. Because several buildings on Junction Avenue are directly connected to the combined sewer infrastructure, disconnection would alleviate some of the stormwater volume contributing to combined sewer overflows in Swan Creek. Figure 7 identifies locations along Junction Avenue where connected downspouts could be disconnected and routed to existing lawn areas (red dots) or rain gardens (green dots), though these two types of stormwater management can be used interchangeably depending on the needs of the property owner. Redirection to existing lawns requires a low initial investment and will not change the existing landscaping protocol of regular grass cutting. Redirection to rain gardens will require more up-front investment and a commitment to a maintenance routine typical of flower garden landscaping. Though rain garden maintenance may require some initial training, over time it presents less maintenance burden and cost than turf grass. See Appendix C for maintenance instructions. To integrate Junction Avenue stormwater improvements with a complete streets plan, tree boxes can be used to reduce stormwater flows from streets and sidewalks, treat pollutants from runoff, and create a distinctive sense of place along Junction Avenue. Tree boxes are compact stormwater control measure that filters stormwater through vegetation and engineered soils before discharging to the storm sewer system. They are recommended in highly impervious situations such as streets and sidewalks where a smaller footprint is available for stormwater management. Tree boxes can be incorporated into a comprehensive landscaping and beautification plan for the Junction business district and can be used in other areas across the neighborhood. Possible locations for tree boxes are identified with blue dots in Figure 7. FIGURE 7 - OPTIONS FOR STORMWATER MANAGEMENT 22 P a g e

33 IMPLEMENTATION RECOMMENDATIONS - The Junction business district can be stabilized in the short term by ramping up beautification efforts along the Junction business corridor. Beautification and urban greening strengthens visual connectivity. Interim greening efforts would also be first steps in moving the business district to walkability and safety. Downspout disconnection and redirection to rain gardens or grassy areas is a lowinvestment measure that can be taken by residents and business owners in the business district to immediately begin to reduce stormwater s contribution to combined sewer overflows. Because Junction Avenue will remain in the combined sewer system, the City of Toledo should look for opportunities to reduce combined sewer overflows through downspout disconnection using its long-term control plan. The community s long-term goals for beautification and redevelopment of the Business district will require strategic planning and a revamping of the 1987 Junction Revitalization Plan. The Toledo Plan Commission and other City departments should work with community to create a business and economic model for residents and business owners. This should include a plan for abandoned buildings to promote economic investment, educational attainment and safety for this generations and generations to come. A plan for the Junction Business district could also include an urban village overlay that would allow the community to specify landscape and frontage requirements for new development on Junction Avenue. HEALTH AND RECREATION CORRIDOR Junction residents have identified a need for recreational and educational spaces within the community that would promote leadership, healthy living, and civic engagement for the youth. Health and Recreation Corridor COMMUNITY VISION - The community envisions a space with ample recreational opportunities, a solar garden, and educational spaces. These types of spaces require large contiguous areas of open land, a rare commodity in many urban areas. Lucas Street is an abandoned residential street that could be transformed to a community friendly recreational educational space. Only three homes remain with Lucas St. addresses and the street serves as alley access to several long, narrow occupied lots on Belmont Ave. Vance Street similarly has suffered a great deal of disinvestment with many of the remaining homes in tax foreclosure. A partial decommissioning and repurposing Vance St. as a recreational corridor would promote walkability and safety as it currently connects the Junction Business District to Pickett Elementary School. Vance St. could be made a dead end street to allow residential access for the remaining homes at the western end of the street while the eastern half could be blocked to vehicular traffic to allow pedestrian and bike access to the park-like setting envisioned by the community. This space offers great potential for revival as it is at the epicenter of Zone A and connects the core of Junction with Pickett Elementary. This concept is illustrated in map 3 and in the inset below. Decommission portions of underutilized streets Stormwater management using large vacant areas integrated to planned recreational uses Multi-functional green spaces On-going engagement with existing residents Immediate attention to illegal dumping 23 P a g e

34 INSET SEE MAP 3 STORMWATER - Green stormwater management can be integrated into plans during the design of a recreational space. The lack of impervious surfaces due to property abandonment and demolition suggests that currently Lucas St., Vance St., and Blum Streets and the few remaining homes are the only surfaces generating large runoff volumes. Runoff from these streets can be treated through stormwater management features such as bioretention areas, swales, and constructed wetlands. Runoff from the eastern 200 feet of Lucas St. is currently being routed to a rain garden that was constructed in November These types of features can be integrated into the design of the space to create an interactive educational experience for the community and Pickett Elementary students. As recreational structures, shelters, paths and parking areas are built in this space, consideration should be given to opportunities for stormwater management. Green spaces should serve as multipurpose areas that meet the recreational needs of the community and also offer aesthetic improvements and provide stormwater management functions. For example, a large grassed area can serve as both an athletic field and offer infiltration capacity to treat stormwater from a tennis court or other impervious area. Additional stormwater management from existing building can be achieved with residential side lot rain gardens or downspout redirection and the decommissioning and greening of the unoccupied portions of Vance St. IMPLEMENTATION AND MAINTENANCE RECOMMENDATIONS - Maintenance is the most immediate action needed to stabilize the proposed greening corridor. Focus should be on the installation of No Dumping signs, illegal dumping enforcement, clean-up at identified dumping sites and timely grass cutting. Planning for a future green corridor will involve early and continual engagement of residents on Vance St., Lucas and Blum Streets. Several residences on Vance St. are occupied and stable. Because a greening corridor would present a permanent change in land use, it will eliminate the future development potential and traffic along the recreational corridor. Residents within the greening corridor should be provided with all options including continuing ownership or relocation to more suitable housing within the neighborhood. Early planning discussions must also involve identifying ownership and maintenance responsibility for the selected parcels as well as securing funding for design and construction. 24 P a g e

35 NEBRASKA AND JUNCTION Residents identified the three large vacant lots at Junction Ave. and Nebraska Ave. as a priority space for beautification work. The Junction and Nebraska intersection is the highly visible southern gateway to the business district and Nebraska Ave. is a major corridor between the neighborhood and Downtown. Due to its location, the community identified several possible reuse options for this site. COMMUNITY GATHERING SPACE - Currently, there may be some accessibility problems for community members north of Nebraska Ave., as the street s four lanes present safety issues for both pedestrians and cyclists. Initial community discussions identified this as the future location of a community gathering space. REDEVELOPMENT - Because there is redevelopment potential at this site, any greening should complement future economic development plans for the business district. INSET SEE MAP 3 Nebraska and Junction Flexible, low-cost greening designs that will stabilize the site, prevent further blight, and make the site appealing to future small-scale investment. Innovative stormwater management integrated with redevelopment plans Identify long-term use during redevelopment planning process COMMUNITY ORCHARD - Conversations with the Toledo Design Center identified a community orchard as a potential long term income generating use of this property if the site is not redeveloped. STORMWATER Due to the size of this site, there are many options for managing stormwater from streets and buildings on Nebraska Ave. The parcels rank moderate to high for all stormwater management options. Stormwater wetlands and other types of larger scale green infrastructure could accept flows from streets and the alley behind the homes on Nebraska Ave. could serve as an innovative stormwater conveyance from these homes. However, all plans should place priority on integrating greening into the redevelopment of the site and Junction business district. Rather than large investments in standalone green stormwater infrastructure, focus should be on flexible designs with low-cost, semi-permanent features that will stabilize the site, prevent further blight, and make the site appealing to future small-scale investment. IMPLEMENTATION AND MAINTENANCE RECOMMENDATIONS - Short-term focus for the Junction and Nebraska intersection should be on beautification and elimination of blight. The community s goals for 25 P a g e

36 a community gathering space would include picnic tables and barbeque pits that can be relocated if a developer is identified for the site. If this site is eventually selected for infill development, adequate acreage exists for flexibility in post-construction BMPs. Green stormwater infrastructure options offer several additional benefits including a landscaping improvements, lower maintenance costs, and infrastructure appreciation should be given priority when designing any new development. SWAN CREEK ACCESS The Junction Neighborhood s southern boundary is defined by Swan Creek and over 90 acres of active and abandoned industrial land. The land in the western end of the industrial corridor is home to active businesses due to the accessibility of the rail line and major truck routes. However, industrial parcels east of Hawley consist primarily of abandoned businesses and scrap yards. The majority of these parcels between Hawley and Ewing are in private ownership and offer little opportunity for greening or redevelopment. However, a 7.5-acre area east of Ewing and along Swan Creek consists of contiguous vacant industrial and residential parcels that are publically owned. The entire area has become a dumping ground for construction materials, tires, and other unknown wastes. The abandoned industrial parcels nearest the river contain sediments contaminated by industrial activity. Due to the costs of demolition and cleanup of contaminants, these properties will likely never redevelop and will continue to be a drain on the community. The location of these parcels within Swan Creek s floodplain also makes redevelopment unlikely. COMMUNITY VISION - Although this area was identified as the most Swan Creek Access challenging location in the neighborhood, it is also the most in need of rehabilitative work. Analysis of vacant parcels identified these parcels as highly suitable for natural area restoration, which could include a combination of floodplain restoration, reforestation, and native species plantings. The Junction Coalition views the area along Swan Creek as an opportunity for reconnecting the community and the greater Toledo Area with its waterways while also restoring a portion of Swan Creek s natural hydrology. Remediation of the creek s industrial legacy would allow for recreational use and connectivity for future water trails. Like many of the region s Metroparks, it could offer outdoor recreational activities such as canoeing, bird watching, and fishing. Educational opportunities are numerous and include a living laboratory for the four neighborhood schools, stewardship programs, and a first-hand look at the city s industrial history. Flexible, low-cost greening designs that will stabilize the site, prevent further blight, and make the site appealing to future small-scale investment. Innovative stormwater management integrated with redevelopment plans Identify long-term use during redevelopment planning process 26 P a g e

37 IMPLEMENTATION AND MAINTENANCE RECOMMENDATIONS A Phase II Property Assessment was conducted in 2011 to determine the type and extent of industrial contamination on the Swan Creek parcels. The results of this analysis will determine the next steps for this focus area. Probable work will include demolition of the existing structures and removal of contaminated sediments. Because the City of Toledo currently struggles to maintain existing properties, examining options for ownership and maintenance will also be a priority activity. AERIAL VIEW OF SWAN CREEK HIGHLIGHTED AND FUTURE PROJECTS Through collaborative partnerships, planning, and funding, the community has started moving forward with plans for beautification and stormwater management. 719 HOAG STREET The community selected a vacant lot on Lucas St. and Hoag St. near Pickett Elementary School to pilot the vacantto-green priorities laid out in this plan. An abandoned house at 719 Hoag St. was demolished in 2014 and selected for a rain garden installation. A rain garden treating runoff from Lucas St. was installed in early November The community would like this site to serve as an educational site for local schools to learn about stormwater, the water cycle, and engineering concepts. This project demonstrated how multiple organizations can collaborate to fund and plan for small scale greening efforts. BELMONT & FOREST Through a grant from the Great Lakes Restoration Initiative (GLRI), TMACOG is working with the City of Toledo to design and install two bioretention cells on vacant lots on the corner of Belmont Ave. and Forest Ave. These longterm vacant lots, like the thousands of other vacant lots, require a great deal of city and Land Bank maintenance resources throughout the summer months. The bioretention cells will manage stormwater from a 4.3-acre watershed area and reduce pollutant loading into Swan Creek. Once built, the lots will provide functional green space in an informal park-like setting. INSPECTION AND MAINTENANCE GUIDANCE The Junction Community has expressed concern over the issue of maintaining green infrastructure of all scales and sizes. Neighbors are apprehensive about taking on additional maintenance burdens on publically owned property. 27 P a g e