AMATS
Transit
Oriented
Development
Table of Contents 1 6
Introduction
Cuyahoga Falls
South State Road from Grant Avenue to Broad Blvd
8
Akron
Kenmore Town Center from 17th Street to 11th Street
10
Stow
State Route 59 from Sycamore Drive to State Route 91
12
Munroe Falls
14
Akron
16
State Route 91 from South River Road to Munroe Falls Avenue Highland Square: State Route 18 from Portage Path to Merriman Road Conclusion
Introduction What is Transit Oriented Development? The auto dependent society we live in has a number of negative side effects such as air pollution, traffic congestion, and sprawl. To combat these issues many communities are turning to transit oriented development, or TOD. A basic definition of TOD is that it is a community within walking distance of mass transit, most notably buses and trains. In addition, increased emphasis is placed on the needs of pedestrians and bicyclyists. Collectively these changes help create a more walkable, mixed-use environment that will increase the overall value of a community. Some key TOD ideas that will be featured in this booklet are highlighted below: Traffic Calming: One of the goals of transit oriented development is to slow down and limit the number of cars on the road. This is in part because, contrary to popular belief, more roads and more lanes do not equal less congestion. As road capacity increases more and more people will drive because they feel that the roads can accommodate them. This may work for a while but eventually there will be enough new drivers that the road once again becomes congested. This phenomena is known as induced demand and is discussed at length in Jeff Speck’s book “Walkable City: How Downtown Can Save America, One Step at a Time�. Therefore, one of the ways to reduce congestion is to reduce the number of lanes, as counterintuitive as that may sound.
Reducing the number of lanes is also one of the ways to slow down traffic, which will result in a safer environment for both
pedestrians and motorists. Another way to do this is through something known as a road diet. Despite the fact that the average car is 6 feet wide, some traffic lanes are up to 14 feet in width, thereby inviting motorists to drive at unsafe speeds. Making the lanes narrower will force drivers to follow the speed limit.
On-street parking (which will be discussed later) is another way to slow down motorists since they have to be on the
lookout for cars pulling out into traffic. When taken together these methods are known as traffic calming and they serve as an effective way to bring traffic under control. The diagrams below illustrate traffic calming in more detail.
In this scenario a four lane road has been transformed into a two lane road with a center turning lane. Not only does this approach help slow down traffic but it creates space for a bike lane on either side.
This scenario demonstrates how a 70 foot wide road can be divided into a thoroughfare that is accessible for both cars and bicyclists. The on-street parking not only helps slow down traffic but also helps eliminate unnecessary parking lots.
1
Introduction
2 Excessive Parking Reduction:
Over the years zoning ordinances have precipitated the addition of so many parking spots that some estimates say there are up to 2 billion in the United States alone that cover an area the size of Vermont and Conneticut. Another study states that there are up to 8 parking spots for every car in the country. Clearly all of this parking is not necessary, and while it comes in a variety of forms, the parking lot is the most egregious. These vast expanses of asphalt are often half empty since they are designed for a peak capacity that only occurs 5 to 6 days per year. In addtion they have a negative environmental impact in terms of storm water runoff and heat generation.
Since many of these parking lots are simply not needed they can be removed or repurposed for another use.
This study will examine some of the ways this can be done.
On-Street Parking: On-street parking has a variety of benefits, including the aforementioned reduction in vehicle speed. It also increases safety for pedestrians by creating a buffer between them and the traffic whizzing past them. Although it may seem counterintuitive, paid on-street parking (i.e. parking meters) can also generate positive results. Most notably it prevents people from circling around the block in an attempt to get a free spot, thus reducing congestion. In addition it gets people in and out of stores faster, which actually increases profits (more customers does equal more money). Finally, on-street parking helps eliminate parking lots that are often oversized and underused.
When viewed as a whole, then, it is clear that on-street parking is something communities should invest in and make a part of their streetscape experience.
Hidden Parking: While a valuable asset, chances are on-street parking will not solve all of a community’s parking needs. Some parking lots will be necessary, and it is recommended that these lots be placed behind the buildings they serve whenever possible. By doing so storefronts can be brought directly up to the sidewalk, thereby creating a more pleasant streetscape experience while not sacrifcing a community’s legitimate parking needs.
A shopping mall surrounded by a vast expanse of parking
An example of on-street parking
An example of a hidden parking lot
Introduction
3
Mixed-Use Development: Mixed-use development is essential to creating the density that is necessary for effective transit oriented development. This density generates a vibrant atmosphere where people are in close proximity to places of interest and each other. Although it can be difficult to retrofit a community to include mixed-use development, new communities should be designed with this principle in mind since it will add to their overall health and wellness. Trees: There are a variety of benefits to adding trees to the streetscape, the most notable of which is that they improve safety by providing a barrier between the road and the sidewalk, thereby preventing accidents from impacting pedestrians. In addition trees improve the value of an area, which leads to higher property values and higher property taxes that generate more revenue for the community. Furthermore, they help the environment by reducing CO2 levels while absorbing rainfall that the sewer system would otherwise have to handle. The CO2 absorption is particularly noteworthy, as it reduces the urban heat island effect that can increase the temperature in cities and lead to a number of negative side effects. When one considers that trees are relatively inexpensive to add it becomes apparent that they are a great streetscape solution.
Amenity Zones: An amenity zone contains a variety of items such as trees, benches, cafe seating, bike racks, and newspaper boxes in one area in order to better organize the pedestrian space. More importantly it leaves the sidewalk clear for pedestrians, thereby generating a better flow of foot traffic. In addition amenity zones can be the home of parklets, or small art installations and urban gardens that add character and visual interest to the streetscape.
An example of mixed-use development.
A diagram of an amenity zone that features cafe seating.
A parklet that provides seating for the surrounding area.
Introduction
4
Type of Segments
Selection of Segments 3
Stow Cuyahoga Falls 1
4
Munroe Falls
5
Akron
1 -South State Road from Grant Avenue to Broad Blvd 2- Kenmore Town Center from 17th Street to 11th Street 3 - State Route 59 from Sycamore Drive to State Route 91 4 - State Route 91 from South River Road to Munroe Falls Avenue 5 - Highland Square: State Route 18 from Portage Path to
2
Merriman Road
The five segments in this study were selected because they all exhibit some characteristic of transit
The segments in this study fall under three of the planning areas defined
oriented development that can be exploited for the greater good. In addition there is a nice spatial
in “Connecting Communities�: urban core, urban, and suburban.
distribution over the urban AMATS area, thus exposing more people to the benefits of TOD.
The Segments
Important Info
South State Road from Grant Avenue to Broad Blvd
- Primarily a mixed-use area that contains both residential and commercial Broad Blvd
- Part of the larger Main Street/State Road Corridor - Key locations are highlighted below Falls Avenue
Map Blue Door Cafe and Bakery
Donut Connection
Lube Stop
Subway
KeyBank
Florist
Summa Health Center
North Arkon Savings Bank
Leipold Tire Company
Arthur Treacher’s Fish & Chips
Serpico’s Molly Brown Cafe Barrett & Associates Little Caesars Pizza Donatos Cashland
Sackett Avenue
South State Road
6
Chestnut Blvd
Red Fox Sports Pub & Grille Funny Stop Comedy Club Leaded Glass Design A Lily Shay Hair Studio Dollar General Shell Gas Station
Grant Avenue
Jerry’s State Road Barbershop Zaiden Photography Banner Guys Golden Dragon Chinese
New Earth Naturals
Bus Stops
Existing Crosswalks Proposed New Crosswalks
Road Diet
Excessive Parking
South State Road from Grant Avenue to Broad Blvd
Key Recommendations 7 - Excessive parking lots should be eliminated and turned into useful, community oriented spaces - A “road diet” should be instituted to free up space for other purposes, such as on-street parking, bike lanes, and parklets - Midblock crosswalks should be added in order to better connect both sides of the street.
The entire street would benefit from the addition of trees for the reasons listed in the introduction.
Mid-block crosswalks should be added in order to better facilitate pedestrian movement. The example above illustrates how crosswalks can be added as part of a road diet.
- Business incubators should be added in order to attract the “creative crowd” of people that will add to the community’s cultural and economic prosperity. According to a study by CEOs for Cities once the number of creative workers in a community hits 6% it will become an attraction in its own right. - Wherever possible multiuse spaces should be developed in order to maximize the available land - Once a year the segment should hold some sort of festival that draws people to the area and demonstrates the advantages of TOD. - Transit oriented development works best at the local level. Therefore, community members should be actively involved in the decision making process
Business incubators rent out space to start-ups that need it in order to furuther develop their ideas. The abandoned buildings between Grant Avenue and Chestnut Blvd (highlighted in green) could be transformed into business incubators, while the parking lot next to them could be converted into a park for the employees.
The Smith Centre between Chestnut Blvd and Sackett Avenue has a variety of local businesses that add character to the area. In order to maximize their potential the parking lot in the front of the complex should be eliminated and turned into a social area for pedestrians like in the example above.
- Thought should be given to how this segment will interact with its surroundings - The segment should serve as an example of transit oriented development to the surrounding community
Important Info
Kenmore Town Center from 17th Street to 11th Street
- Primarily retail/commercial with some mixed use
Map
FirstMerit Bank
lvd
B ore
11th Street
12th Street
14th Street
- Key locations are highlighted below
16th Street
- Appears to be the most economically disadvantaged of the five segments in this study
15th Street
- The segment has a relatively low average daily traffic volume of 9,170 vehicles. By comparison the average daily traffic volume for Akron as a whole is 12,439 vehicles.
13th Street
- Part of the larger Kenmore Boulevard/ Wooster Road North Corridor
17th Street
8
m
n Ke
Rite Aid Subway
Kenmore Komics & Games
Miss Thrifty’s Treasures
Lay’s Guitar Shop Pierre’s Brooklyn Pizza & Deli
Walker Insurance
Thompson & Bishop First Glance
Kenmore Library
Advanced Restoration Group Celebrations Unlimited Circle K Shirt Factory
Residential
Bus Stops
Existing Crosswalks Proposed New Crosswalks
Road Diet
Empty Buildings
Demolished Buildings
Kenmore Town Center from 17th Street to 11th Street
Key Recommendations 9 - Revitalizing the many empty storefronts should be a top priority. See the suggestions to the left for potential solutions. - The segment currently has a relatively low vehicle count. Any TOD solutions should seek to keep the vehicle count where it is while adding pedestrians and bicyclists. - A “road diet” should be instituted to free up space for other purposes, such as on-street parking, bike lanes, and parklets
Currently the biggest setback to the Kenmore segment is the perponderance of empty storefronts. One potential solution is for the city to buy them up and turn one of the larger properties into some sort of health center or other community based facility. The rent from the other city owned properties would then be used to cover the cost of this establishment. Please see the picture to the right for a potential way to draw businesses to the area and generate the rent money necessary for this idea.
In order to fill the empty storefronts the city should sponsor a competition where individuals can submit their idea for a business and corresponding business plan. The best ideas would then be chosen for a one year trial period where the city would provide assistance in getting the business off the ground. If a business is doing well after one year it would be allowed to continue, but if it’s not it would be replaced by something else.
- Additional crosswalks should be added in order to better connect both sides of the street - The vacant lot on the corner of 12th Street and Kenmore Blvd should be turned into a park for residents of the community. - “Amenity Zones” featuring benches, bike racks, and other improvements should be installed - Nearby Kenmore High School should play a role in the revitalization process - Transit oriented development works best at the local level. Therefore, community members should be actively involved in the decision making process. This also applies to any new businesses in the region.
A row of planters or other vegetation should be added in order to divide the sidewalk into two segments. The segment farthest from the building would be used by those passing through (i.e. the left lane of traffic), while the segment closest to the building would be used by those interested in the shops.
The vacant lot on the corner of 12th Street and Kenmore Blvd should be turned into a park for residents of the community.
- Thought should be given to how this segment will interact with its surroundings - The segment should serve as an example of transit oriented development to the surrounding community
10
Important Info
State Route 59 from Sycamore Drive to State Route 91
- Primarily retail/commercial with some residential
Elm
- Average daily traffic volume = 15,360 This is slightly above the average for Stow of 13,364
Ro ad
- The segment is primarily surrounded by single family housing
State Route 91
- Part of the larger State Route 91 Corridor
- The segment is only about 1.5 miles from the Downtown Munroe Falls segment (Page 12). - Key locations are highlighted below
ark eP
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R te a t S
org
Map
Ge
9
5 ute
d Blv
am Syc
BP Gas Station
Grismer’s Christian Gifts Myers Appliance Services & Sales Altieri’s Pizza Stow Muffler and Brakes Marty’s Bike Shop
ve
FirstMerit Bank
CVS
Dri
Charter One
ore
Dunn-Quigley Funeral Home
CO-OP Optical Eye-Care Center Isaly’s II
Stow Cone Long’s Shoes Pancho’s and Lefty’s
Bus Stops
Existing Crosswalks Proposed New Crosswalks
Road Diet
Kiosk Stores
Demolished Buildings
State Route 59 from Sycamore Drive to State Route 91
Key Recommendations 11 - The segment currently lacks any true attractions. The recommendations listed here attempt to rectify this problem through a series of small installations, although one large installation would work as well. - The suggested bike routes should be part of a larger bike initiative - The community space next to Stow Cone could also be used for events like a farmer’s market or community yard sale
The empty lot where Meyer’s Appliance was should be turned into a community space with benches and other amenities. The cinderblock wall that forms the left side of Christy’s can then be used as a projection screen for things like movies and sporting events.
As part of a road diet a median should be added that would feature art installations from various local artists. In addition to slowing down traffic it would also help create a more pedestrian friendly atmosphere.
Small, kiosk like stores should be placed in front of the Stowe Plaza Shopping Center and CVS Pharmacy in order to make better use of the space. The stores should open to the sidewalk to encourage access by pedestrians and bicyclists, a key staple of TOD.
- A “road diet” should be instituted to free up space for other purposes, such as on-street parking, bike lanes, and parklets - Additional crosswalks should be added in order to better connect both sides of the street
Graham Road
Marty’s Bike Shop on the corner of State Route 59 and Sycamore Drive should be used as the starting point for three bike routes (below) that will encourage biking in the greater Stow region. The routes (not drawn to scale) are of three different lengths to accomodate the needs of different riders. It is recommended that Marty’s rent out bikes to those who do not own one so they can participate as well.
State Route 91
Oak Road
1.5 Miles
te 5 Rou
6 Miles
Northmoreland Blvd
State Route 91
Monroe Falls Avenue
Bailey Road
te R Sta
ive Dr
9
on
ds
Hu
4 Miles
State Route 91
9
te Sta
e5 out
9
te 5
ou te R a t S
- “Amenity Zones” featuring benches, bike racks, and other improvements should be installed - Transit oriented development works best at the local level. Therefore, community members should be actively involved in the decision making process. Stow-Munroe Falls Public Library and Holy Family Catholic Church, both nearby, would serve as excellent meeting places for public discussion. - Thought should be given to how this segment will interact with its surroundings - The segment should serve as an example of transit oriented development to the surrounding community
Important Info
State Route 91 from South River Road to Munroe Falls Avenue
- The segment is a small strip of commercial surrounded by a large amount of residential - Part of the larger State Route 91 Corridor
Munroe Fa
lls Avenue
- Average daily traffic volume = 22,670 This is substantially above the average for Stow of 13,364, although it appeared less when observed in-person. - The segment is only about 1.5 miles from the State Route 59 segment (Page 10). - Key locations are highlighted below
Castle Drive
Subway
Totally You Color Salon
Gionino’s Pizzeria
Kremer Realty
Hair and Nail Hut
Williger Legal Group
SGS Tool
91
Map
State Rou te
12
North Akron Savings Bank US Post Office
Brewster’s Pub
South River Road
Hardcoating Technologies
Manita Bay Cafe
Bus Stops
Existing Crosswalks Proposed New Crosswalks
Demolished Buildings
New Sidewalk
State Route 91 from South River Road to Munroe Falls Avenue
Key Recommendations 13 - Like the State Route 59 segment this segment currently lacks any true attractions. These recommendations attempt to rectify this by turning the segment into a hub for exercising and outdoor activities. - The segment currently lacks adequate pedestrian infrastructure. These recommendations include sidewalks and crosswalks that will make the segment a more complete street.
The empty lot on the corner of Munroe Falls Avenue and State Route 91 should be turned into a park with various outdoor exercise equipment for people to use. In order to create a more complete experience the park should be extended to the other side of the street, where it can also connect to the path to Munroe Falls Metro Park (right).
A 0.5 mile path should be completed to connect the newly established park (left) to Munroe Falls Metro Park. This path would be used by pedestrians and bicyclists in a similar manner to the Ohio & Erie Canal Towpath Trail.
- Sinage should be added along the 0.5 mile connector path that explains the advantages of TOD - The nearby neighborhoods should start walking/biking clubs that would help people exercise and expose them to TOD - Bus stops on this segment (as well as all segments) should be clearly marked and have protective covering/benches wherever possible - “Amenity Zones” featuring benches, bike racks, and other improvements should be installed - Transit oriented development works best at the local level. Therefore, community members should be actively involved in the decision making process.
The empty lot on the corner of Castle Drive and State Route 91 should be turned into the headquarters for a “Library on Wheels” that would deliver books to children in the various neighborhoods surrounding the segment. In addition to promoting reading the program would also promote bicycles as a valuable method of transportation.
Once a year there should be a parklet competition where each business turns one of their parking spots into a parklet. A slight variation on this idea is to have each business turn their parklet into a mini-golf hole. Collectively these holes would form a “course” that people could play.
- Thought should be given to how this segment will interact with its surroundings - The segment should serve as an example of transit oriented development to the surrounding community
Important Info
Highland Square: State Route 18 from Portage Path to Merriman Road
- Primarily a mixed-use area that contains both residential and commercial
Existing Crosswalks Proposed New Crosswalks
igh
- Average daily traffic volume = 16,320 This is slightly above the average for Akron of 12,439
Bus Stops
lan
Av en
ue
dA ven
ue
- Part of the larger Market Street Corridor
NH
Co ng er
Road Diet eA ven u
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ue
er A ven u
Akron Orthotic Solutions
Marathon Gas Station
rs A ven u
e
Wa y
Ave
Paulin Slate & Copper
es
Gardner Law
Excessive Parking
od
EGI Financial Design Management Architects
Rh
Training & Work
Highland Square Library Akron Center
ere
Akron UMADAOP
Anchor Points
vid
Adolph Optical
e
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Ma
eA ve n
rsh
ue
all
nd
Av en
ue Av en
Ku d
dA ven lan
Apartments
Bel
Fifth Third Bank
State Farm Insurance
kA ven u
Willis & Willis Company, LPA
8
Bec
Key Bank
Highland Square Library
te 1
Bye
Highland Laundry & Dry Cleaners
ou
Do
Restaurants
Chipotle
Sta te R
Gra
Restaurants
igh
Walgreens
ue
Mustard Seed Grocery (expected) First Merit Bank
Ha wth
orn
Map
e
Cas ter ton
Ave nu
e
- Key locations are highlighted below
SH
14
Highland Square: State Route 18 from Portage Path to Merriman Road
Key Recommendations 15 - A few prominent buildings should serve as anchor points that tie the street together - Excessive parking lots should be eliminated and turned into useful, community oriented spaces - The street should encourage both linear and lateral movement. To this end additional crosswalks should be added - In certain places a “road diet” should be instituted to free up space for other purposes, such as on-street parking, bike lanes, and parklets
The proposed reduction in parking would eliminate 100 spots, or 45,000 square feet worth of asphalt. 45,000 square feet is roughly the size of the average Barnes and Noble bookstore. Therefore, a great deal of space would be opened up for new and exciting possbilities.
Excess parking lots could potentially be turned into urban gardens, like the one above. In addition to providing free, healthy food these plots can increase community interaction by serving as meeting place for local residents. They also have a positive environmental impact.
- “Amenity Zones” featuring benches, bike racks, and other improvements should be installed - A variety of uses should be developed in order to keep the street active as much as possible. Not only will this create a more vibrant atmosphere but it will also act as a deterrent to crime - An infill approach should be used in order to complement the exisiting infrastructure
Photo of Area of Interest
Side streets should be developed in such a way that they draw people from the residential areas into the main thoroughfare
The parking lot off Marshall Avenue could be considered excessive.
- The University of Akron is a valuable resource that should somehow be involved in the transformation process - Transit oriented development works best at the local level. Therefore, community members should be actively involved in the decision making process - Thought should be given to how this segment will interact with its surroundings - The segment should serve as an example of transit oriented development to the surrounding community
Conclusion
16
Transit oriented development is a simple and effective way to build better communities by providing a walkable environment with effective public transportation. This approach allows residents and visitors to better explore a community, especially when mixed-use development is incorporated into the design. Together these factors create the sense of place that many neighborhoods desire. Other benefits of transit oriented development include increased financial gain, traffic congestion relief, land conservation, and increased safety for both pedestrians and motorists. The five segments in this study where selected because they all have some characteristic of transit oriented development that can be built upon and improved. Each segment has been individually reviewed to in order to find the solutions that best fit it, however, some solutions may be applicable to multiple segments. These solutions have been designed to be as inexpensive as possible while still maintaining the ideals of TOD.
In addition the concepts in this booklet can be used as a starting point for other transit oriented development segments in the AMATS region.
There have been a variety of books written about TOD, and a wealth of information can be found online through a simple internet search. Below are some particularly noteworthy references: - “Walkable City: How Downtown Can Save America, One Step at a Time� by Jeff Speck - www.transitorienteddevelopment.org - www.switchboard.nrdc.org/blogs/kbenfield Please take this opportunity to consider implementing transit oriented devleopment in your community. Even if it is not possible right now zoning laws can be restructured to allow for the emergence of TOD over time. This valuable investment in the people and resources of an area has a variety of benefits that will spill over into the region as a whole. Start shapping the future by implementing TOD today!
Examples of successful transit oriented development
Hudson, Ohio
Shady Grove, Maryland
Arlington, Virginia