DEVELOPMENT YIELDS In addition to the qualitative aspects of the plan, it is important to understand the redevelopment concepts from a quantitative standpoint. How many new homes are being proposed p in Downtown Painesville? How much commercial space does the plan provide for? For a better understanding of the development potential that is proposed in the plan, we have broken down each building located on the key plan as follows: INFRASTRUCTURE: Vacated Streets: Enhanced Existing Streets: New Streets: Total Public Streets: 310 linear feet 9,610 linear feet 1,740 linear feet 11,350 linear feet PUBLIC PARKS / GREEN SPACE: Area of Existing Veteran s Park: Area of New Public Parks / Green Space: Total Area of Public Parks / Green Space New Pedestrian Connections: New Riverfront Hilltop Walkway: Total Pedestrian Walkways: 2.9 acres 1.7 acres 4.6 acres 977 linear feet 381 linear feet 1,358 linear feet P A I N E S V I L L E D O W N T O W N P L A N
DIVERSITY IN DEVELOPMENT Working with the project team, stakeholders and community, we sought to create a dynamic and attractive new residential and commercial opportunities to attract people to Downtown Painesville. Communities composed of a mixture of uses and living options at different income levels not only make a place more physically interesting, but promote a diversity and vitality inherent to urban living. Within the proposed plan, a variety of commercial uses and housing types were incorporated to respond to and accommodate varying needs and changing markets. Potential development ranges from single-family homes and townhouses to mixed-use buildings with storefront retail, offices, apartments and condominiums, building off of the existing mix in Downtown Painesville that has evolved over time. Throughout the neighborhood, an array of market-rate price points should be incorporated as well as for-sale and rental options to attract people of various socio-cultural cultural backgrounds, age groups and incomes. Specialty residential such as student housing is encouraged to promote connectivity and interaction between the downtown and Lake Erie College. Furthermore, diversity is further embraced through retaining and integrating existing buildings throughout the downtown that reflect the historic patterns and styles of the neighborhood. The design and articulation of the buildings is not only important to further adding diversity to the neighborhood, but in defining a place s identity and image. A building s architectural character and style provide the means by which it can communicate its use while uplifting and enriching the surrounding environment. Well conceived urban architecture becomes a part of the community in which it lies as opposed to placeless buildings that could be located anywhere. Fresh, contemporary and green architecture will help establish a vibrant, urban atmosphere and promote modern living that is attractive to empty nesters and young professionals that largely represent the market that is moving back into downtowns. Buildings should complement the existing historic fabric and be articulated in a variety of styles, colors and materials with dynamic and animated facades that t bring interest t and excitement t to their surroundings. Such things as front stoops, porches, balconies, awnings and storefront signage are encouraged to add further life to the public realm. Additionally, a sustainable approach to the building design is imperative to ensuring that Painesville is a community of the future. The following pages depict the range of commercial and residential building types included in the master plan as well as example imagery depicting the fresh and eclectic nature envisioned for Downtown Painesville. R E D I S C O V E R I N G 95
MIXED-USE RETAIL / RESIDENTIAL BUILDINGS Located along State Street in the State & Main Mixed-Use District, these buildings reflect the historic model like the building southwest of the State and Main intersection. These buildings include a ground floor of commercial space to provide convenient services and specialty retail to residents and visitors. it Three stories of a variety of rental apartments t and for-sale condominiums i are located above the retail. Parking is accommodated d by a one-story deck or surface lot to the rear of the building. MIXED-USE RETAIL / OFFICE BUILDINGS These buildings are very similar in scale and composition to the previous category, but include office space in place of housing units. These three to four-story buildings are proposed at the intersection of Richmond and Erie, as well as north of Main Street to build off of the surrounding office uses and county development, while providing retail space on the ground floor to support the employees. Similarly, il l parking is provided d by either a deck or surface lot to the rear. COMMERCIAL BUILDINGS Neighborhood commercial buildings are proposed to bring support and activity throughout the downtown along the new pedestrian connection south of Veteran s Park, East Washington Street, State Street and Main Street. These one-story buildings are proposed to line the streets with smaller scale storefront retail that includes restaurants, cafés, coffee shops, boutiques, service retail and more. In some cases, these buildings are proposed to extend from existing buildings in order to create a consistent street edge. P A I N E S V I L L E D O W N T O W N P L A N
MULTI-FAMILY HOMES Envisioned as approximately 900 to 1,400 square foot single-floor lofts or flats, the multi-family apartments or condominiums provide one-story living in an elevator building. These three-story buildings can be found throughout the Downtown Residential District, along East Washington Street to complement the existing apartments t at the corner of St. Clair, as well as on East High Street t at the terminus of the linear park that t extends from the town square. Parking may be accommodated partially within the first floor of the building, and in decks and surface lots to the rear. TOWNHOMES The townhomes provide approximately 1,400 to 2,200 square feet of living space over two to three-stories. Most have 2-car garages to the rear that are served by alleys or courts. Others are front loaded with recessed garages to minimize their presence. They can be found throughout the Downtown Residential District, Harvey High School Site and Grand Riverfront District lining new and existing streets and parks. SINGLE-FAMILY HOMES These detached homes reflect the type and scale of the existing housing stock that surrounds the downtown. Located in the Downtown Residential District and Harvey High School Site, the houses range in size from 1,600 to 2,500 square feet with optional first floor master bedrooms. Most of the houses have front-loaded garages that are setback from the main façade of the house, similar in composition to the existing houses. Other houses closer to the downtown core are located on tighter lots with rear loaded attached garages accessed by an alley. R E D I S C O V E R I N G 97
CITYWIDE INITIATIVES In addition to the proposed development shown in the master plan, other enhancements to infrastructure and the public realm are important to the revitalization of Downtown Painesville. The following citywide initiatives are recommended to be applied throughout the downtown to improve the pedestrian experience, create a cohesive identity and beautify the environment. OVERALL STREETSCAPE IMPROVEMENTS In addition to key infrastructure and public space enhancements identified within each district, it is important to apply streetscape enhancements throughout the central core. While streets like Erie and St. Clair may not involve major alterations ti to the cartway or be the focus of new development, they are still important t to encouraging walkability and heightening the visual interest. A unified streetscape plan that enlivens the public realm for new and existing streets with elements like special paving and landscaping, consistent lighting and street banners is critical to the overall revitalization of Downtown Painesville. Furthermore, comprehensive improvements throughout the City s sidewalks will promote connectivity between the downtown and surrounding residential neighborhoods. The following images and elements outline the overall recommendations for improving the overall streetscape throughout the downtown: Ati Articulated t crosswalks District signage Wayfinding and directories Special patterned pavement Sustainable and maintainable landscaping Consistent street trees Public furniture (bicycle racks, benches, trash receptacles) Outdoor dining areas Street banners Pedestrian-scaled street lights Public art P A I N E S V I L L E D O W N T O W N P L A N
DOWNTOWN GATEWAYS The gateways, or primary entry points into Downtown Painesville are important nodes to focus development and infrastructure improvements. These places are the downtown s first chance to make an impression on visitors, and opportunities to express the character and identity of the community. Surrounding the perimeter of Downtown Painesville, a series of gateways exist at key intersections that should be targeted for infrastructure enhancements. These include the intersections of Richmond Street / Erie Street and State Street / Erie Street from the north, Liberty Street / W. Washington Street and S. State Street / E. Washington Street from the south, S. State Street / Main Street from the east, and Mentor Avenue / Liberty Street from the west. These current entry points do not demonstrate the unique character and urban vitality that exists within the downtown. Through the integration of new streetscape enhancements, it is possible to create gateways into the downtown that incorporate district signage, landscaping and represent the unique character of the city. These improvements will not only enliven the pedestrian experience, but announce to those entering Downtown Painesville that they ve arrived in a special place, in which the community has a great deal of pride. The following drawings, images and recommendations demonstrate how the entry points to the downtown, like the intersection of Richmond and Erie can be improved to become a strong gateway that makes a statement: Incorporate Downtown Painesville district signage to welcome one s arrival to the downtown Provide wayfinding and directional signage to direct people to places of interest and parking locations Highlight the area with special plantings and landscaping Add visual interest with public art Integrate pedestrian amenities like benches, trash receptacles and bike racks If possible, incorporate landscaped medians and/or widened sidewalks to calm traffic and enhance the visual experience Provide custom transit waiting environments if applicable. Existing view of Richmond/Erie gateway Proposed view of Richmond/Erie gateway R E D I S C O V E R I N G 99
PARKING ENHANCEMENTS An important element that greatly impacts the functionality, character and overall environment within the downtown is parking. Although the parking analysis showed that there is more than enough parking to serve the downtown businesses and offices, the dominance of surface parking lots takes away from the feel of a dense, walkable town center. Improvements to public and private parking lots that maintains their ability to serve businesses while making them more efficient, accessible and increases their aesthetic appearance play a vital role in revitalizing the overall downtown. Integrating such things as landscaping, signage and pedestrian walkways will help minimize the dominance of parking lots and allow them to add to rather than take away from the feel of a pedestrian-friendly place. The following diagrams and example imagery demonstrate ways in which existing parking lots can be improved. Potential parking lot enhancements Option A Potential parking lot enhancements Option B P A I N E S V I L L E D O W N T O W N P L A N
The existing municipal parking garage adjacent to Victoria Place serves as a tremendous asset with its ability to provide a large amount of parking in this centralized location. However, in recent years, the garage s condition has deteriorated to a point that prohibits parking in certain areas. Investment and repairs are necessary in order to bring the garage up to proper standards. Existing Municipal Parking Garage Through this planning study, the project team was asked to advise the City on whether investments should be made to save the parking garage. Although many spaces are used by Lake East Hospital and will not be needed once the hospital is relocated, the existing parking garage plays a vital role in supporting not only existing businesses and agencies like Victoria Place and Lake County, but in supporting new retail, office and residential development in the surrounding area. Its central location allows it to easily serve the Civic District, Downtown Residential District and State & Main Mixed-Use District. i Much of the new development shown in the master plan would not be possible were it not for the parking garage s ability to provide over 400 spaces of nearby parking for new businesses, as well as making up for existing surface lots displaced by new development. Streetscape improvements and new connections to the garage that provide a more pleasant pedestrian experience will encourage visitors, employees and residents to use the garage as a centralized parking location that serves the downtown core. Investment and repairs should be made to restore the municipal parking garage, g which serves as a key source of support for existing businesses and future development. R E D I S C O V E R I N G 101
PROMOTING SUSTAINABLE PLANNING AND DESIGN A sustainable approach to planning and design involves respect not only for the physical environment, but also for community preservation through smart growth. Sustainable planning allows for the true spirit of place to override irresponsible tendencies and the often-times careless nature of convenience. The revitalization of Downtown Painesville represents a major initiative, and if an entire community like Painesville were to think holistically about its impact on the environment, serious changes for the better could be made. Additionally, Downtown Painesville has the ability to serve as a case study to inspire and serve as a guide in our region on the integration of sustainable practices in planning and building to foster more responsible and livable communities. Its location and disposition already inherently fulfills many of the goals of green communities such as its close proximity to jobs and park space, minimizing one s dependence on automobiles and fossil fuels, as well as its ability to reuse existing buildings and infrastructure. Key Planning Actions toward sustainability: -- Incorporate a mix of uses within walking or biking distance of one another -- Locate development oriented around public transit -- Fit new development into the existing built environment and natural patterns watersheds, street network, view sheds, etc. -- Minimize hardscape where possible balance with green space or employ permeable paving material, etc. -- Consolidate parking garages are preferred over surface lots -- Strategically locate trees to reduce heating and air conditioning costs as well as aesthetic variety -- Use integrated stormwater management to reduce infrastructure, re-charge groundwater and filter pollutants -- Consider district heating and cooling systems for efficient neighborhood-wide energy infrastructure Key Building Actions toward sustainability: -- Orient buildings and windows to take advantage of solar gains and natural ventilation -- Create highly insulated building envelopes to reduce energy use -- Use regenerative energy heating and cooling source alternatives to fossil fuels -- Select building materials with low embodied energy -- Select and locate lighting for reduction of light pollution As the Downtown Painesville Redevelopment Plan is implemented, green and sustainable practices should be a constant variable that influences all aspects of development from the design and placement of infrastructure, open space and buildings. The following list represents some general green guidelines to provide further guidance in the implementation of the plan initiatives. Key Social Actions toward sustainability: -- Reduce isolation to foster community spirit, the sharing of resources and a community that is socially cohesive -- Provide diverse housing to provide choices for a variety of income groups, ages, family structures, social and cultural groups -- Encourage coordination between housing, educational and employment opportunities -- Design for universal accessibility P A I N E S V I L L E D O W N T O W N P L A N
Passive Solar Energy & Natural Ventilation Use a Sunspace to help naturally heat and cool Integrated Storm Water Management Rain gardens, retention swales and storm water curb extensions create planted depressions that take excess rainwater run-off Waste Management Recycling throughout neighborhood Geothermal System Heat and cool a building using underground heat to consume less than half the electricity of normal heating and cooling Renewable Energy Photovoltaic Panels Converts light from the sun directly into electricity Wind Turbines Converts kinetic energy in wind to mechanical energy Sun Shading Reduce energy costs with overhangs, brise soleil, green screens and recessed windows Site Strategies Manage storm water and minimize impact on site R E D I S C O V E R I N G 103