Cleveland Corridor Vision Book by Emily Halpern

Vision Book

Cleveland Street Corridor Memphis, TN September 8, 2023

MEMPHIS MEDICAL DISTRICT

Table of Contents INTRODUCTION

Anchor + Ownership Map

Public Engagement Corridor Precedent Toolbox

Goals

STUDY AREAS

Cleveland & Watkins Study Area Madison Heights Study Area

Cleveland & Union Study Area

SUMMARY

Prepared For:

MEMPHIS MEDICAL DISTRICT 656 Madison Avenue Memphis, TN 38103

Prepared By:

50 South B. B. King Boulevard, Suite 600 Memphis, TN 38103

S S TR EE T

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P O P LA R A V EN U E WA S H IN G

TO N AV E

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MADISON HEIGHTS

M C N EI L S

WATK IN S

C L AY B R

O M E RY

ND AV EN UE

LIN DE N AV EN UE

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CLEVELAND & UNION CLEV ELAN D STRE ET

Scale: 1” = 800’-0”

AV EN U E

U N IO N AV

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PINE ST

BELLE VUE BLVD 800’

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0’

Introduction

INE

CLEVELAND & WATKINS

B EL LE V U E

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PE AB ODY AV EN

Cleveland Street Corridor Vision Book

Cleveland Street is one of the most trafficked corridors in the City of Memphis. Every day, the street serves one of the largest public transit capacities within the city, and connects a number of commercial areas along its north / south axis. The corridor hosts large-scale anchors such as Methodist Hospital, Catholic Charities, Kroger, Walgreens, and the mixed-use vertical community of Crosstown Concourse. Despite this high level of varied activity, there is a disjointed experience of spaces, a lack of pedestrian connectivity, and concerns from area stakeholders regarding safety and security. In response to the current environment of the Cleveland Street Corridor, the Memphis Medical District Collaborative (MMDC) engaged LRK to explore potential urban design approaches, private investment opportunities, and public space improvements that could be implemented to holistically knit the corridor together for multi-modal use. The overall project study area is roughly bounded by North Parkway and Peabody Avenue to the north and south, with flexibility east and west depending upon ownership and design opportunity, particularly at major intersections along the corridor. The project team referred to previous design improvements and several pending infill proposals to inform streetscape elements that could be utilized to provide continuity from revitalization efforts occurring in adjacent areas such as the Edge and Medical District. In addition, this study acknowledges publicly planned streetscape improvements that are occurring along Cleveland Street and with streets that intersect with the corridor such as the Innovation Corridor along Union, Better Jefferson improvements, and ongoing efforts along Madison Avenue.

+ Study Areas Cleveland & Watkins The first study area focuses on Cleveland & Watkins, including Crosstown Concourse, surrounding properties, and the unique streetscape frontage from Overton Park Avenue to Galloway Avenue. Activation of “the Square” at Crosstown from the southeast and a focus on providing street trees within the pedestrian realm along Cleveland can promote activation along the corridor.

Madison Heights The second study area focuses on Madison Heights, adjacent Washington Bottoms and a variety of infill opportunities. There is an opportunity to activate Cleveland Street with new construction, revitalization of blighted properties, and streetscape improvements that can extend down east / west streets to connect the residential fabric to the corridor.

Cleveland & Union The third study area focuses on Cleveland & Union, a major institutional intersection with Methodist Hospital and the future Innovation Corridor along Union Avenue. The dense institutional fabric adjacent to commercial outparcel properties with the introduction of the Innovation Corridor provides an opportunity for the intersection of Cleveland & Union to become a transit node. Adjacent infill opportunities can transition into the existing treecovered, residential neighborhoods to the south along Peabody.

The Cleveland Street Corridor includes large-scale institutional stakeholders, local flavor and texture including authentic Vietnamese restaurants and groceries, and a variety of churches, auto-repair shops, and small-scale commercial/office spaces. Due to the diverse nature of uses within the project boundaries, three study areas were identified for indepth exploration.

Anchor + Ownership Map Known Developments And Improvements

Cleveland & Watkins Study Area

Madison Heights Study Area

Cleveland & Union Study Area

Throughout the visioning process, known investments, potential opportunities, and institutions were identified along the Cleveland Street corridor. The graphic and table to the right indicates the current ownership of the parcels that have been included within this visioning process. This plan does not intend for a change in ownership for any of the following parcels. The document provides an overall vision for the corridor that could be implemented through a phased process if ownership change occurs or as property owners apply for financial assistance to implement the vision and goals.

MEMPHIS CENTER CITY REVENUE FINANCE

SKEFOS, JAMES J

CORPORATION

35.

NS RETAIL HOLDINGS LLC - KROGER

40.

PHAM KRISTINE T AND MONICA PHAM AND KARIN

BAILEY, DAKOTA H

36.

BD OF EDUCATION CITY OF MPHS - NORTHWEST PREP

PANVANOUVONG KHAMCHANH & PHOMMY

VONGPACHANN KHAMSENE & DOUANE V

EL-TAYECH, GHASSAN M

TONG

ACADEMY

42.

SCHNEIDER, ROBERT

37.

FRIENDS PROPERTY LLC

44.

MISSISSIPPI BOULEVARD CHRISTIAN CHURCH

38.

SPENCER SQUARE LTD - WALGREENS

45.

BH PARTNERS LLC

CROSSTOWN REDEVELOPMENT COOPERATIVE

39.

ADG LLC

46.

SMH PARTNERS

ASSOCIATION INC.

40.

PHAM KRISTINE T AND MONICA PHAM AND KARIN

47.

SOUTHERN COLLEGE OF OPTOMETRY

SKEFOS, JAMES J

TONG

48.

BRYANT CLEOPHUS & LOIS

ALZHEIMERS AND DEMENTIA SERVICES OF MEMPHIS INC.

41.

CATHOLIC DIOCESE OF MEMPHIS

49.

TEEN CHALLEGEN OF MEMPHIS INC

LIVING WATER COMMUNITY ADVENT CHRISTIAN

42.

SCHNEIDER, ROBERT

50.

SKEFOS VALSAMIS AND CONSOLIDATED (PSO)

CHURCH

43.

BEAUREGARD LLC

51.

FIRST TENN BANK NATIONAL ASSOC

10.

TONGA PROPERTIES LLC

44.

MISSISSIPPI BOULEVARD CHRISTIAN CHURCH

52.

MOBLEY JOSEPH AND MOBLEY COUSINS LLC

11.

NGUYEN, NGOC P T

45.

BH PARTNERS LLC

53.

FIP MASTER FUNDING I LLC

12.

CIFALDI, EMILY

46.

SMH PARTNERS

54.

METHODIST HOSPITAL

13.

KD ENDEAVEORS TN LLC

47.

SOUTHERN COLLEGE OF OPTOMETRY

55.

TWIN TREES HOLDINGS I LLC

14.

EDWARDS, ARTHUR D & KAREN

48.

BRYANT CLEOPHUS & LOIS

56.

ASIAN AMERICAN BUSINESS GROUOP LLC

15.

BLUFF CITY ENTERPRISES

49.

TEEN CHALLEGEN OF MEMPHIS INC

57.

FLINN GEORGE S JR

16.

SKEFOS, H JERRY

50.

SKEFOS VALSAMIS AND CONSOLIDATED (PSO)

58.

220 SOUTH PARTNERS LLC

17.

MEMPHIS TENNESSEE ASSEMBLY HALL OF

59.

WILLIAMS HENRY P & VIRGINIA P

JEHOVAHS WITNESSES

60.

MPS BROADMOOR LLC

18.

PREGULMAN INVESTMENT GROUP LLC

61.

WOFFORD PETER W

19.

COLLINS, PATRICK S

20.

MSMI INVESTMENTS LLC

21.

UNITED STATES POSTAL SERVICE

22.

WAREHOUSE GARAGE LLC

23.

MEMPHIS URBAN LEAGUE INC

24.

KIRAMA INVESTMENT GROUP LLC

25.

SKEFOS, CATHERINE

26.

AUTOZONE DEVELOPMENT CORPORATION

27.

TENN STATE

28.

NICHOLS, ARTHUR S AND DAVID ELLIS AND DAVID L MCBRIDE (TRS)

29.

MID-TOWN CONGREGATION OF JEHOVAHS WITNESSES TRUSTEE

30.

GRIF-CO LAUNDRY LLC

31.

PHAN TRUNG

32.

TRUE PROPERTY LLC

33.

WO SFR LLC

34.

NASR INVESTMENT LLC

GALLOWAY

15 16

9 10

39 54

34 44

WATK INS STREE T

46 47 47 47

39 41

41 41

EASTMO R EL A

N D AV EN U E

39 59

COURT AVENUE

UE LI N D EN AV EN

46 40 46

MADISON AVENUE

LARKIN AVENUE

EET

CLEVELAND STREET

UNION AVENUE

JEFFERSON AVENUE

PEACH AVENU E 31

52 51

44 30

CLAYBROO K STREET

WASHINGTON AVE

MONROE AVENUE

AN D STR

28 27

OVERTO N PARK AVENUE 29

C LE VE L

35 37

WATKINS STREET

GARLAND STREET

CLAYB ROOK STREE T

40 46

POPLAR AVENUE 8

COURT AVENUE

MADISON AVENUE

P IN E S T

2 3

CLAYBROO K STREET

N WATKINS STREET

PE A B O DY AV EN

Cleveland Street Corridor Vision Book

Madison Heights Study Area

Cleveland & Union Study Area 5

Public Engagement Listening Session | May 24th, 2023

Synthesis of Stakeholder Feedback

Throughout the Cleveland Street corridor visioning process multiple stakeholders, property owners, and institutions have been engaged to provide feedback on the corridor’s future. On May 24th, MMDC invited a group of area stakeholders from Madison Heights to participate in a community listening session in order to gather feedback, identify opportunities, and strengthen connections in the study area. The group was hosted at the Southern College of Optometry and engaged in a round-table discussion led by LRK and MMDC. After a brief introduction and process overview, the participants were encouraged to share their feedback for future opportunity and development in the Madison Heights study area. The following participants:

three

questions

were

posed

What does success for the Madison Heights study area look like?

What businesses, services, activities, events, or types of places are not present in Madison Heights today that you would like to experience in the future?

When it comes to the future, where would you like to see the focus of development and redevelopment?

What does success for the Madison Heights study area look like?

Participants viewed success in the Madison Heights study area as a safer, pedestrian friendly, and active corridor, where local businesses could thrive. They discussed the importance of slowing down vehicular traffic on the main thoroughfares and activating the pedestrian realm with outdoor seating. Improved lighting, increased activity, and refurbished facades within the area would provide a clean, inviting atmosphere. Safety and security were mentioned several times throughout the session and the group expressed a desired for an increased police presence. Feedback also noted the importance and role environmental design should play in efforts to improve safety in the study area. Participants discussed the importance of connectivity projects currently underway including reactivating the Madison Avenue trolley line, the Better Jefferson project, and the Innovation Corridor on Union Avenue. Connections to social services and strengthening the community’s knowledge of services provided in the area was highlighted. Stakeholders expressed a strong desire for future engagement and communication among those gathered to better strengthen community connections and increase awareness of investment and opportunities in the study area. Regular meetings were suggested with a focus on better defining neighborhood needs and as a means to pull in additional parties to help clean up the area and provide a safer environment for businesses, students, doctors, and all traveling through or visiting Madison Heights.

What businesses, services, activities, events, or types of places are not present in Madison Heights today that you would like to experience in the future?

Participants expressed an interest in a wide variety of services and amenities that ranged in scale and type from coffee shops and restaurants, to a grocery store and theater. Participants desired an appropriately dense community that provided daily services within a walkable area. Stakeholders envisioned a more walkable community with daily services, amenities, and a variety of housing types knit into the existing residential neighborhoods. Activated streetscapes that incorporate space for outdoor seating for restaurants, street furniture and improved lighting were strongly preferred. Along with the desire for improved connectivity, participants noted the desire for a community center that could host multiple events and strengthen bonds within Madison Heights. The participants noted the energy that has grown around Crosstown within the north Cleveland area and expressed a desire to extend this success down Cleveland to connect with Madison Heights.

When it comes to the future, where would you like to see the focus of development and redevelopment?

Investment supportive of a community that “hums,” that is vibrant and showcases the diversity of services and people present within Madison Heights, was a main focus of the stakeholder group. Participants were supportive of high-quality residential and commercial infill development, increasing density, and improving the streetscape for pedestrian activity. Attracting and retaining businesses, amenities, residents, and students to the area were important factors for increasing density and increasing pedestrian traffic. The interactive boards and word cloud captured additional insight and feedback from area stakeholders and their vision for the Madison Heights study area.

OOK ST

PE ACH

CONNECTED

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MODERNIZATION

ANCHOR

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KIMBROUGH PL

WATKINS ST

PINE ST

LINDEN AVE

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AVE

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N PARK

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N BE LL

In response to: “What is your Vision for Madison Heights?”

RN ST

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EVUE BL VD

OVERTO

300’

Scale: 1” = 150’-0”

Stakeholders provided feedback on several questions in the form on an interactive dot exercise.

An aerial map showing 5 minute walking distances from Cleveland Corridor Site Aerial - Walking&Radius Cleveland & Madison and Cleveland Poplar. Memphis, TN | 01.22064.00 | 05.17.2023 ©2022 LRK Inc. All Rights Reserved.

PROGRESSIVE

Cleveland Street Corridor Vision Book

Community stakeholders gathered together at the Southern College of Optometry to talk about the vision for the Madison Heights study area, identify opportunities, and better define priorities.

Corridor Precedent Toolbox | Unifying elements along Cleveland Street to enhance legibility and usability Intersection Improvements

Streetscape Elements

Incorporating a mural into an intersection can serve to create a gateway and focal point while providing visual cues that pedestrians are present. (https://www.livingstreetsalliance.org/events/6th-avenue-

Raised planters may be utilized where incorporating street trees is impractical.

asphalt-art-pop-up-info-session-1)

(https://www.nycstreetdesign.info/landscape/permanent-planter)

In this image, bike lanes are separated from the street by a textured pavement median, improving safety and mobility. (Photo by Robin Stallings of Bike Texas)

Raised table-top intersections that incorporate textured pavement slow vehicular traffic at key intersections. (Photo by Kimley Horn)

Street trees may be incorporated within grates. Grates are encouraged to be 3’ x 6’ (minimum) where the streetscape allows.

Bus Shelters

Identify opportunities for whimsical streetscape elements to maintain the individual sense of place along the Cleveland corridor. (Google Earth streetview)

Streetscape Elements

Street and Pedestrian Lighting

Trash Receptacle - Landscape Forms, Chase Park Litter Bike Rack - Landscape Forms, Loop

Signature and artistic pedestrian scale lighting.

Bench - 270, DuMor, 270-60I, 6’ Bench, IPE

Street Lighting - Modern Integrated Smart Pole - Comptek, CityPole Pedestrian Lighting

Pedestrian signage, overhead lighting, push buttons, and covered walkways with wayfinding incorporated.

Incorporating lighting into bollards can distinguish pedestrianonly areas and provide additional lighting at intersections.

Goals COUR

KEY

) WEEKDAY

REET

RE ET AND ST

E WAS H IN

GTON

AVEN U

2 14 10

CL AYBROOK 5

17 13

(60 MIN.

WEEKDAY

)

MONRO

E AVEN UE

OWNERSHIP KEY Known Developments and Improvements SMH Partners 1 43 N. Cleveland SMH Partners 2 32 N. Claybrook SMH Partners 3 35 N. Claybrook Viet Hoa 4 40 N. Cleveland 1400 Madison Krosstown LLC, Kinsey Thompson 5 1300 Block Court Red Ace Capital 6 1292 Court Waddell 7 Madison Ave. City of Memphis 8 MATA Madison Ave. MATA 9 Jefferson Ave. City of Memphis 10 Potential Opportunities 1295 Poplar/153 N. Cleveland Friends Properties LLC 11 Robert Schneider 12 1295 Jefferson Skefos 13 Skefos Properties ADG LLC 14 Washington Bottoms Saffarini Properties Investment 15 1293 Beauregard Ave. Cleophus & Lois Bryant 16 1292 Madison Ave. 1295 Jefferson/Madison Strip Robert Schneider BODY AV 17 PEA EN UE SMH Partners 18 35 N. Cleveland Rob Thompson 19 Court Ave. Apartments Institutions 20 Kroger 21 Southern College of Optometry 22 Miss Blvd Baptist 23 Walgreens 24 Catholic Charities 25 Teen Challenge

PINE STREET

AVEN UE

VANCE AVEN

244 Cleveland

Henry & Virginia Williams

290 Cleveland

Broadmoor Apartments

322 Cleveland

Peggy’s (Louis Connelly’s Bar for Fun Times and

Infuse Local Culture

Friendship)

Key Stakeholders

Authentically integrate unique 6 Methodistthe LeBonheur Healthcare narrative, 7 Tops BBQ streetscape elements, and aesthetics of 8 Southern College of Optometry 9 1308 Union David Sloan the diverse people, places, and history to cultivate community and for ongoing Critical Sites &ideas Opportunities 10 1356 Union AABG programming. 11 225 S Cleveland George S Flinn Jr WATK INS STR EET

EN UE

VANCE AVE NUE

STRE ET

M ADISON

AND S

3 4 5

WATKI NS

AND AV

LINDE N AVEN

CLE VEL

STRE ET

Identify and strengthen physical connections and stakeholder partnerships through the OWNERSHIP KEY corridor to facilitate implementation of an Known Developments andneeds Investmentsof the inclusive plan that addresses the 1 220 S Claybrook Patton Taylor corridor’s diverse 2population. 1331 Union Twin Trees Holdings

ROOK C LAYB

TRE ET

E 1

B RO

GA R L

MONTG

L AND CLE VE

AV E N U

6 AVEN U

OMERY

STRE E

STRE ET

C OURT

Enhance Connections ND AVEN UE

KIM

EASTMORELA STREET

P E AC H

D 15

BE LLE VU E BLV

PASADE NA PLA CE

ARK A VENU

WALDRAN BLV

TO N P

N AVEN

N WA T K IN S

OV E R

Encourage a sustainable framework that supports existing stakeholders, inspires bold small- and large- scale investments that are inclusive of both the existing community and new businesses and residents. LA CE

STRE E

JE FFERSO

Sustainable Framework T

AVEN U

L STREE

GTON

MC NEI

WAS H IN

PL AC E

R AINE

STREET

. WEEKDA Y)

WATK IN S

(30 MIN

WEEKDAY)

. WEEKDA Y)

AVEN U E

C LE VEL

C LAYBR

GARLA N

(30 MIN.

UNION

(30 MIN

The EN UEgoals for the Cleveland Street corridor have been 2 distilled from the familiar themes that emerged from conversations over the course of the stakeholder meetings for the three study areas. These guiding principles provide a framework for the distinct spaces, businesses, and stakeholders that operate within the MO N R OE AV EN UE Cleveland Street corridor. ON AV

(60 MIN

OOK ST

AVEN UE

M ADIS

. WEEKDA Y)

(30 MIN.

Key Intersections

N AV E N

(Asian American Business Group)

First Horizon

KEY Existing Pedestrian Street Crossings

Improve Streetscape

Existing Pedestrian Bridges Vehicular Access to Methodist Campus

CLEVELAND & WATKINS STUDY AREA GOALS

MADISON HEIGHTS Cleveland STUDY AREA GOALS Corridor

COMPLETE THE SQUARE: Intensify and reinforce “the Square” through better utilization and infill.

COMPLETE URBAN CENTER: Increase the diversity of ClevelandWALKABLE Corridor ©2023 LRK Inc. All Rights Reserved. uses Memphis, by infilling commercial along Cleveland strengthen the TN | 01.P6341.22 | 01.31.2023 Madison Heightsand Study Area ©2022 LRK Inc. All Rights Reserved. link to residential neighborhoods along the corridor.

Known Developments and Stakeholders - Union + Cleveland IMPROVE WAYFINDING AND SIGNAGE: Strengthen gateways, 1” = 100’-0” institutional presence and wayfindingScale: along major thoroughfares.

Main Entries to Methodist Campus Improve the streetscape visually and Key Intersections experientially for businesses, residents and visitors with a design that further develops a unique sense of place, prioritizes bikes and pedestrians, adds trees and lighting, and synchronizes currently disconnected blocks.

IMPROVE ACCESSIBILITY: Widen sidewalks, rebuild driveways to city standards and close unused curb cuts to provide an accessible pedestrian connection along the corridor.

TRANSIT NODE: Provide design solutions that build upon the multi-modal center created at Cleveland and Union for those utilizing transit, bikes, or sidewalks.

STREET TREES AND LANDSCAPING: Incorporate street trees and landscaped planting strips to promote walkability and better define the pedestrian way.

IMPROVE ACCESSIBILITY: Widen sidewalks, rebuild driveways to city standards and close unused curb cuts to provide an accessible pedestrian connection along the corridor.

Multimodal Transportation

STREET TREES: Incorporate street trees at regular intervals to promote walkability and better define the corridor.

EAST-WEST LINK: Provide design solutions for Court Avenue that are translatable to East-West streets along the corridor.

STREET TREES AND MEDIANS: Incorporate street trees and landscaped planting strips to promote walkability and transition into the surrounding residential neighborhoods.

POTENTIAL INFILL AND UNDERUTILIZED PROPERTIES: Analyze utilization for key properties indicated along the corridor for potential reinvestment.

TRANSIT NEIGHBORHOOD: Maintain and upgrade transit linkages within the area with a focus on safety and mobility.

KEY INTERSECTION IMPROVEMENTS: Implement a design that creates a sense of place and arrival, improves pedestrian and bike safety, and incorporates traffic calming measures.

0’

50’

100’

200’

Scale: 1” = 100’-0”

0’

100’

200’

Scale: 1” = 100’-0”

Memphis, TN | 01.22064.22 | 08.22.23

“MARKET DISTRICT” STREETSCAPE: Improve the pedestrian realm and streetscape from Overton Park Avenue to “the Square” with public art, street trees, infill development, and opportunities for elevated utilization. KEY INTERSECTION IMPROVEMENTS: Implement a design that creates a sense of place and arrival, improves pedestrian and bike safety, and incorporates traffic calming measures.

50’

Vehicular Access to Methodist Campus Main Entries to Methodist Campus

E AVEN UE

T AVEN

Exist. Pedestrian Bridges 18

EN UE

MONRO

POPL AR

AU T U M

AVEN UE

CLE VEL

WAY

FIELDS

AND AV

WILLIA M

MONTG

GA L L O

URSE A VENUE

Exist. Pedestrian Street Crossings

NORTH

CONCO

AVEN UE

D STRE

OMER Y STRE

LARK IN

Cleveland Street Corridor Vision Book

CLEVELAND & UNION STUDY AREA GOALS

Encourage multiple modes of transportation to improve the experience along the corridor and improve walk-ability by addressing safety, landscaping, accessibility, and a rehabilitated pedestrian zone.

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Cleveland Street Corridor Vision Book

TRE ET

Completing the Square

K IN S S

This four-story mixeduse building features an inset ground floor that provides additional space for pedestrians at the streetscape. The use of materials and scale creates a design that can fit within a more traditional neighborhood.

N WAT

This concept plan is focused on completing “the Square,” that is, leveraging development opportunities to create a defined area bound by Watkins to the east, Claybrook to the west, Overton Park Ave to the south, and Galloway to the north. This includes the incorporation of streetscape and infrastructure improvements, aesthetic enhancements, and real estate development opportunities consisting of residential, commercial, and mixed-use programs.

CONCO

Potential opportunities abound to enhance the pedestrian experience, including the planting of street trees, utilizing textured pavement to visually elevate parking spaces, investing in the public realm to include seating for adjacent businesses, and improving pedestrian scale lighting along the corridor. Development of vacant and underutilized properties along Cleveland and Watkins are critical to bridging “the gap” which acts as a barrier between the Evergreen and Crosstown neighborhoods. The addition of a mid-block crossing south of Galloway across Cleveland Street provides a safe pedestrian connection between the neighborhoods.

(https://www.continuumarchitects.com/)

URSE A VE NUE

GA L L O

WAY A VE NUE

N AV E N

STRE E

AU T U M

ROOK

D G

EET N D STR

TO N P ARK A VE NU

Ground floor commercial and public space activates the sidewalk.

GA R L A

OV E R

N WA TK I N S

STRE E

2 LE VE

C L AY B

Identifying a dedicated location for “drop-off/pickup” spaces for the Groove on Demand adjacent to anchor destinations such as Crosstown in a way that incorporates branded signage will further the transformation of Cleveland Street into a multi-modal corridor.

The distinct gabled forms on this mixed use building resonate with adjacent residential architecture. (https://www.urbanworksrealestate.com/listings/)

(https://www.genesisstudios.com)

DEVELOPMENT SUMMARY Multi-family

5 units

20 units

24 p.s.

20 p.s.

Live/Work

P Prov’d

7 units

28 units

34 p.s.

14 p.s.

66 units

80 p.s.

41 p.s.

4,250 s.f.

6 units

38 units

75 p.s.

200 p.s.

18 units

22 p.s.

4,560 s.f.

19 p.s.

+ 10 p.s.

8,000 s.f.

32 p.s.

21 p.s.

Total

16,810 s.f.

18 units

170 units

286 p.s.

328 p.s.

Note: Required parking based on 250 s.f./p.s. for Retail, and 1.2 p.s./unit for Multi-family.

STRE E

Retail 4

P Req’d

L AND

Use Type

C LE VE

Lvls

P E AC H 0’

100’

Scale: 1” = 200’-0”

AV E N U E 200’

KEY E

Multi-family Live/Work Retail

Three-story attached townhomes.

(https://ekistics.com/project/clayton-market-townhomes/)

Examples of successfully incorporated streetscape interventions

AU T U M

N AV E N

| Streetscape Design

Market Street - Landscaping, street trees, bollards, and pedestrian lighting interspersed with off-street parking creates a busy and captivating streetscape where businesses can spill out into the enlarged pedestrian zone and parking spaces during events. (Google earth streetview)

Incorporating trees, pedestrian scale lighting, seating and distinct materials provides visual interest and can tie a district together.

K IN S S

TRE ET

C LE VE

L AND

STRE E

In this image the streetscape is activated by adjacent businesses with adequate space for pedestrians and landscaping.

N WAT

Mid-block crossings may be elevated and may include overhead pedestrian activated beacons at heavily trafficked crossings. At various locations crossing may incorporate locally inspired artwork to add to contribute to the corridor’s unique character.

Incorporating a mural into an intersection can serve as a gateway and helps define a sense of place.

OV E R

TO N P ARK A VE NU

KEY Multi-family Raised intersection with textured pavement slows traffic and creates an entrance to a district.

0’

50’

100’

Scale: 1” = 100’-0”

Cleveland Street Corridor Vision Book

Live/Work Retail

In this image, bike lanes are separated from the street by a textured pavement median. Photo by Robin Stallings of Bike Texas

Vertical artwork can help delineate and define the pedestrian realm.

K IN S S

TRE ET

Cultivating the Neighborhood

N WAT

Investment in “the Square” creates a framework and focus supportive of intensifying potential development. This concept describes mixed-use buildings ranging from four to six floors in height with live-work and storefronts activating adjacent sidewalks and streets. CONCO

Existing businesses, new retail uses, and residents utilize shared parking in one of several parking garages depicted in the plan. The intersection at Cleveland Street and Overton Park Avenue is proposed to consist of a raised intersection with a mural that creates a gateway entrance to the district as one approaches Crosstown Concourse. The streetscape includes a protected bike lane and expanded pedestrian realm with opportunities for textured pavement, an allee of trees, and space for varied seating arrangements for businesses and events.

URSE A VE NUE

GA L L O

WAY A VE NUE

AU T U M

N AV E N

Four-story mixed-use with retail storefront at the ground floor and residential units above. (www.nolaadore.com)

GA R L A

N D STR

EET

STRE E

In this image, additional setback is provided at the ground floor to allow for engagement at the pedestrian level.

T STRE E

34 p.s.

Live/Work

Multi-family

3,000 s.f.

11 units

100 units

154 p.s.

6 units

160 units

204 p.s.

180 p.s.

4,650 s.f.

6 units

50 units

91 p.s.

280 p.s.

6,600s.f.

33 units

67 p.s.

18 units

22 p.s.

4,560 s.f.

19 p.s.

+ 10 p.s.

4,000 s.f.

304 units

381 p.s.

312 p.s.

3/4

34 units

41 p.s.

192 p.s.

2/3

10 units

65 units

90 p.s.

68 p.s.

22,810 s.f.

33 units

764 units

1,069 p.s.

1,098 p.s.

Total

Note: Required parking based on 250 s.f./p.s. for Retail, and 1.2 p.s./unit for Multi-family.

STRE E

Retail

P Prov’d

L AND

P Req’d

C LE VE

Use Type

ROOK

Lvls

C L AY B

DEVELOPMENT SUMMARY

TO N P ARK A VE NU

N WA TK I N S

OV E R

Lighting and visual significance are given to vertical circulation elements and provide visual interest from the street. (https://www.geberit.dk)

(https://www.boardandvellum.com/services/multifamily-residential/)

P E AC H 0’

100’

Scale: 1” = 200’-0”

200’

AV E N U E

KEY Multi-family E

Live/Work Retail Townhomes

Three-story townhomes with stoops serve to elevate the ground floor above the pedestrian realm promoting privacy for residents. (https://ny.curbed.com/2017/4/13/15292738/brooklyn-townhouses-park-court-rendering)

Examples of successfully incorporated streetscape interventions

AU T U M

N AV E N

| Streetscape Design

In this image, artwork and the reuse of pallets transform the space into a unique destination.

L AND

STRE E

In this image, outdoor seating elements vary between permanent enclosures and day-today temporary tables to adjust with the seasons. An allee of trees provides ample shade for diners and pedestrians.

K IN S S

TRE ET

C LE VE

Seating that incorporates artwork. (Photographer: Eric Feuster)

N WAT

The allee of trees and landscaping softens the edge of the pedestrian realm and pedestrianscaled lighting provides a sense of safety and warms the environment of the streetscape.

OV E R

TO N P ARK A VE NU

KEY Multi-family Incorporating different materials, seating types, and planters creates a vibrant pedestrian space and an opportunity for use and activation by adjacent businesses.

0’

50’

100’

Scale: 1” = 100’-0”

Cleveland Street Corridor Vision Book

Live/Work Retail

In this image, bike lanes are separated from the street by a median that incorporates textured pavement and plantings.

Murals and large scale planter of varied materials provide interest at the pedestrian level.

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Cleveland Street Corridor Vision Book

Nurturing the Neighborhood Fabric

The single-family and small-scale multifamily fabric of the existing neighborhood informs new infill residential development. A variety of home types and scales supports the incremental filling of gaps in the community and to better create housing that is attainable by existing and new residents. Potential exists to incorporate commercial spaces within livework type developments on Cleveland as a means to introduce economic vibrancy and new housing options.

Appropriate changes in material and facade setbacks break up the overall mass of the building.

S O N AV

ENUE

GOME

RY S T R

EET

JEFFER

T AV E N

Live/work units provide the flexibility to support neighborhood retail and services.

STRE ET

COUR

Parking Provided

3/4

3 units

21 units

32 p.s.

22 units

27 p.s.

26 p.s.

2/3

7 homes

9 p.s.

13 p.s.

2 homes

4 p.s.

6 p.s.

4 homes

5 p.s.

6 garages

8 homes

10 p.s.

2/3

5,000 s.f.

60 units

92 p.s.

90 p.s.

0’

5,000 s.f.

3 units

103 units

22 homes

179 p.s.

189 p.s.

Scale: 1” = 300’-0”

(+1 carriage home)

Retail = 250 s.f. per p.s. Multi-family = 1.2 per unit

M A D IS O

(8 p.s. for SF)

N AV E N

S STRE

Townhomes

WAT K IN

Multi-family

ROOK

Parking Req’d

Live/Work

C L AY B

Use Type Retail

Total

ND STR

DEVELOPMENT SUMMARY Lvls

This three-story live-work building at left holds the street with space for outdoor seating for businesses at the ground floor. The upper floors accommodate residential uses and the modular form provides opportunity for this prototype to be used on sites of varied sizes.

MONT

A shared opportunity to enhance the pedestrian experience exists with adjacent areas along the corridor, including the planting of street trees, utilizing textured pavement to visually elevate parking spaces, investing in the public realm to include seating for adjacent businesses, and improving pedestrian scale lighting along the corridor. Investment in the public realm extends to proposed and potential future improvements at key intersections. Identifying a dedicated location for “drop-off/pick-up” spaces for the Groove on Demand adjacent to anchors such as Kroger at Cleveland and Poplar in a way that incorporates branded signage will further the transformation of Cleveland Street into a multi-modal corridor.

AV E N U E

GA R L A

POPL AR

C LE VE

The Madison Heights study area offers opportunity for small-scale commercial and live-work infill investments along Cleveland Street with residential development along adjacent east-west streets and blocks. This concept explores lot-by-lot opportunities, focusing the majority of investment on vacant or underutilized parcels along the north-south corridor.

EET

L AND

STRE E

KROGER

KEY Retail Live/Work Multifamily

16 garages (54 p.s. for church)

150’

300’

Townhomes Single Family

Attached townhomes and residential streetscape knit the neighborhood together.

Examples of successfully incorporated streetscape interventions

WA S H

IN G T O

N AV E

| Streetscape Design

Install landscaped medians along Cleveland where appropriate.

NUE

C LE VE

L AND

STRE E

Residential streetscape provides pedestrian connectivity from adjoining blocks to the Cleveland corridor.

Separate bike lanes and landscaped median creates a multi-modal corridor. (NYCDOT)

Landscaped buffer between parking and streetscape. Incorporate street trees into the pedestrian realm.

JEFFER

SON A VE NUE

KEY Retail Live/Work Multifamily

0’

Better define the public right-of-way by providing landscaped buffers between parking lots and sidewalks. (Google Earth streetview)

50’

100’

Scale: 1” = 100’-0”

Cleveland Street Corridor Vision Book

Townhomes Single Family

Landscaped buffers between the sidewalk and parking lots create a more comfortable pedestrian experience. (Google Earth streetview)

Strengthening the Community

M F IE L

D S AV E

KROGER

NUE

The addition of new potential residential and mixed-use development begins to connect with and build upon the energy associated with the Cleveland & Watkins study area to the north. This plan concentrates commercial and live-work along Cleveland on vacant and underutilized properties and provides new infill opportunities for stand-alone restaurants in the community. The single-family and small-scale multifamily fabric of the existing neighborhood is respected with infill residential development, knitting the existing with the new to create a more walkable community.

ND STR

WA S H

IN G T O

N AV E

NUE

Pedestrian scale street with landscaping and street trees. Ground floor residential units have stoops which raise them above the sidewalk and provide residents with privacy. S O N AV

ENUE

GOME

RY S T R

EET

JEFFER

COUR

T AV E N

DEVELOPMENT SUMMARY Townhomes

3 units

24 units

35 p.s.

4 units

18 units

27 p.s.

26 p.s.

2/3

7 homes

9 p.s.

13 p.s.

15 units

18 p.s.

15 p.s.

10 homes

12 p.s.

14 p.s.

116 units

140 p.s.

*Share with G

4,225 s.f.

260 units

329 p.s.

464 p.s.* (4.5 lvls)

2/3

4,225 s.f.

92 p.s.

90 p.s.

2/3

3 units

24 units

35 p.s.

32 p.s.

8,450 s.f.

10 units

457 units

17 homes

697 p.s.

689 p.s.

M A D IS O

(80 p.s. for church)

N AV E N

KEY Retail Live/Work Multifamily

0’

100’

Scale: 1” = 500’-0”

Multi-family

S STRE

Live/Work

3/4

WAT K IN

Retail

Total

Single family residences of appropriate scale and character.

Parking Provided

STRE ET

Parking Req’d Retail = 250 s.f. per p.s. Multi-family = 1.2 per unit

ROOK

Use Type

C L AY B

Lvls

Ground floor commercial use holds the corner at Washington and Cleveland with residential units above. Residential units line Washington and transition from more heavily trafficked Cleveland to homes along Claybrook.

MONT

Utilization of a common palette of enhancements to the public realm is important to the urban fabric together in a unified way. However, the specific scale and type of improvements should take into consideration the scale and intensity of adjoining land uses. Identifying a dedicated location for “drop-off/ pick-up” spaces for the Groove on Demand adjacent to anchors such as Kroger at Cleveland and Poplar in a way that incorporates branded signage will further the transformation of Cleveland Street into a multimodal corridor.

AV E N U E

GA R L A

POPL AR

C LE VE

With the opportunities and known investments planned for the Madison Heights study area, continued growth along Cleveland may support additional and more intense residential and commercial development. Higher density development should be focused around the Madison & Cleveland intersection and the Poplar & Cleveland intersection.

EET

L AND

STRE E

W IL L IA

500’

Townhomes Single Family

Attached townhomes with ground floor entry courtyards. (https://ekistics.com/project/clayton-market-townhomes/)

Examples of successfully incorporated streetscape interventions

WA S H

N AV E

Street art at intersections and landscaped planters provide protection for bike lanes and serves to slow vehicles. (Photo by 8 80 Cities) NUE

C LE VE

L AND

STRE E

Incorporate landscape and street trees within curb bump-outs to shade the pedestrian realm and reduce roadway widths at intersections.

IN G T O

| Streetscape Design

In this image, bike lanes are separated from the street by raised curbs and a textured median. (Photo by John Greenfield)

Improved streetscape with street trees and landscaping adjacent to live-work units. (Google Earth streetview)

JEFFER

SON A VE NUE

KEY Retail Live/Work Multifamily

Opportunity to provide more space for pedestrians by setting fences back from the sidewalk.

0’

50’

100’

Scale: 1” = 100’-0”

Cleveland Street Corridor Vision Book

Townhomes Single Family

Tree lined residential streetscapes with pedestrian scaled lighting and sidewalks better connect residents with the neighborhood.

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Cleveland Street Corridor Vision Book

The Cleveland & Union study area has the potential for major investment and higher intensity redevelopment relative to other locations along the Cleveland Street corridor due to its proximity to major institutional anchors and the future Innovation Corridor. Though vehicular and bus traffic are and will continue to dominate Union Avenue, there are opportunities to enhance the pedestrian experience. The removal of one lane of traffic on Union from Bellevue Boulevard to Cleveland Street adjacent to Methodist’s campus widens the pedestrian realm and narrows Union Avenue. A new signalized and covered pedestrian crosswalk across Union Avenue improves connectivity to the Southern College of Optometry and potential redevelopment to the north, and provides the opportunity for a signature gateway to the corridor.

N AV E N

C LE VE

M A D IS O

L AND

STRE E

Establishing a Transit Hub UE

MONR

O E AV

WAT K IN

C L AY B

ROOK

S STRE

STRE ET

ENUE

U N IO N

Mixed-use corner condition with appropriate signage, lighting, and a raised intersection for pedestrian safety.

AV E N U E C

Intersection improvements at Cleveland & Union and Cleveland & Eastmoreland increase pedestrian visibility and connectivity and better ties the Methodist campus to the residential neighborhood to the east. Identifying a dedicated location for “drop-off/pick-up” spaces for the Groove on Demand adjacent to Methodist’s campus in a way that incorporates branded signage will further the transformation of Cleveland Street into a multi-modal corridor.

EA STMO RE LA

ND AV EN UE

CL AY BR OO K

Investment in potential opportunities abound for mixed-use development consisting of ground floor commercial with residential units above. Greater intensity should be concentrated at the intersection of Cleveland & Union. Ground floor residential units located near intersections should be elevated and incorporate stoops to provide privacy while serving to activate the streetscape for all traversing the area.

ST RE ET

BE LL EV UE BO

UL EVAR D

Stepping the facade back at upper stories breaks up the massing and provides for visual interest. (Board & Vellum)

WAT KI NS ST RE

LIN DE N AV EN

DEVELOPMENT SUMMARY Lvls

Parking Req’d

Live/Work

Multi-family

Retail = 250 s.f. per p.s. Multi-family = 1.2 per unit

Parking Provided

3 units

18 units

26 p.s.

20 p.s.

17,500 s.f.

270 units

394 p.s.

411 p.s.

4/5

19,000 s.f.

223 units

344 p.s.

380 p.s.

139 units

139 p.s.

4/5

9,600 s.f.

166 units

239 p.s.

256 p.s.

10 units

12 p.s.

46 p.s.

0’

46,100 s.f.

3 units

826 units

1,154 p.s.

1,252 p.s.

Scale: 1” = 300’-0”

Total

Use Type Retail

VA NC E AV EN

KEY PE AB ODY AV 150’

300’

EN UE

Retail Live/Work Multifamily

Active, walkable, and vibrant streetscape with street trees and outdoor seating for adjacent businesses.

Examples of successfully incorporated streetscape interventions

With the investment described by the proposed Innovation Corridor, the intensity of mixeduse development at the intersection of Cleveland and Union should be elevated. Streetscapes with opportunities for outdoor dining and street trees improve walkability and can encourage transit ridership. Improved transit connects those within the study area to other districts in the city.

U N IO N

| Streetscape Design

AV E N U E

Incorporating unique, whimsical, and colorful elements located along the corridor build upon the character and identity of the area. (Google Earth)

CLEV ELAN D STRE ET

Tree wells and pavement patterns can be used as placemaking elements for surrounding institutions, signifying to the pedestrian of the “district” they are entering. (Modera Central Luxury Apartments, Orlando, FL)

Planters with street trees and landscaping provide shade and safety to pedestrians and can be utilized where existing utilities otherwise prevent installing typical tree wells.

Incorporate bright colors and wayfinding elements for both pedestrians and vehicular traffic within a cohesive signage strategy. (Nicollet, by Pentagram design)

EAS TM OR ELA ND AV

Protected bike lane and landscaped buffer.

ENU E

KEY Retail 0’

Provide landscaped buffer between parking lots and streetscape.

50’

100’

Scale: 1” = 100’-0”

Cleveland Street Corridor Vision Book

Live/Work Multifamily

A covered crosswalk provides a more comfortable pedestrian crossing, increases visibility, and provides opportunity for signage and district branding. (Google Earth streetview)

Summary With the introduction of the Innovation Corridor and other proposed improvements, Cleveland Street has the potential to shift from a predominantly vehicular roadway to a multi-modal corridor incorporating transit and pedestrian-oriented means of travel. The inclusion of dedicated “drop-off/pickup” spaces for the Groove on Demand at heavily trafficked destinations such as Crosstown, Kroger, and Methodist’s campus in a way that incorporates branded signage, can increase knowledge of alternative transit options in the area. This fundamental shift provides an opportunity to examine how the corridor can transform in the coming years with a focus toward engaging and enhancing the corridor’s current culture, character, and stakeholders. This transformation and planned investments, taken in combination with the existing fabric and character

of Cleveland Street, provides ample opportunities for investment in varied commercial and residential infill development. Private and public investment are highly encouraged to incorporate opportunities made possible through the community’s commitment to improving infrastructure and transportation alternatives along the corridor. A unified and connective urban fabric will serve to tie into and build upon the existing nodes of activity along Cleveland Street while also incorporating flexibility to better enable appropriate scales, types, and forms of public and private improvements. Incorporating a mixeduse approach to land-use development in a way that provides a greater variety of housing types, additional retail opportunities, critical neighborhood services, and a variety of amenities will improve the corridors vibrancy and desirability.

Creating a safe and comfortable, pedestrian experience along the corridor is a first step that knits together the area’s businesses, residents, and institutions. The incorporation of street trees, parking lot landscaping, and screening for service areas will have a substantial positive impact upon the walkability and general experience along Cleveland Street. Additionally, implementation of protected bike lanes, the addition of medians at strategic locations, and intersection improvements will help slow vehicular traffic along the corridor while encouraging multiple modes of transportation. A key to long-term success in achieving Cleveland Street’s full potential entails continued active engagement with existing residents, anchors, businesses and surrounding neighborhoods.

NOR

I -2 4 0

ISO

PO AV E

C LE V

E L AN

ET STR E

PL A

RA VE N

T H PA

RK W

PE A BO Y D V A EN U E

AV E