The success and popularity of Presque Isle State Park is consistent. This is evident by the millions of visitors it has year after year. However, there has been less success for many businesses in the district, particularly along W 8th Street. There are numerous vacant and/or underutilized properties along this corridor that present opportunities for redevelopment and/or infill development.
Some of these properties are vacant with no existing structures while others are more recently vacant with existing structures and buildings such as the former Bel-Aire Hotel. It may be worthwhile to rehabilitate some of these existing structures, but some sites might need to be completely demolished making way for new development designed and built to accommodate a mix of buildings and uses that better engage with and orient to the public realm. There are also opportunities for infill residential development in the district, more specifically along 10th Avenue and Lowell Avenue. This area could accommodate new housing options, such as townhouses, condos, and other maintenance free housing options as outlined in the 2020 market analysis.
and include uses that activate the street level, such as retail or commercial uses These include but are not limited to the former Bel-Aire Hotel site, the former Arby's restaurant, and the former Perkins restaurant. The proximity to Peninsula Drive and the entrance to the State Park make this area a strong candidate for infill redevelopment. The intersection of Peninsula Drive and W8th Street will serve as a significant gateway feature for the district. Millions of people pass through the intersection of W8th Street and Peninsula Drive every year. Redevelopment of these key sites should capitalize on both the seasonal traffic as well as the consistent local traffic. Additionally, the newly purchased State land is near this area and would provide another connection to W8th Street and the district via a multi-use trail.
These sites may take longer to assemble, acquire, and actively pursue redevelopment. However, their proximity to such a significant district gateway makes these sites a high priority.
Millcreek should consider leveraging public funds to encourage private redevelopment on key sites, especially those near the gateway intersection of Peninsula Drive and W 8th Street. The Township should further consider a revitalization strategy for this key gateway area.
Other redevelopment opportunities are located along W 8th Street and Peninsula Drive. These properties all have frontage on one of the two corridors and any redevelopment should orient to the street and be designed to engage pedestrians and bicyclists as well as motorists.
The map on the opposite page shows the location of currently vacant or under-performing properties. These sites are organized into three categories: gateway mixed use redevelopment, corridor mixed use redevelopment, and infill residential redevelopment.
Some of these properties are recently vacant and contain existing structures and buildings, while others have been vacant longer and contain no buildings or structures. In the latter case, redevelopment would be infilled mixed use development to fill existing holes and begin to create a coherent street wall. Vacant buildings and structures should be considered for future redevelopment, but these sites should emphasize improvement between the public and private realm. For example, front yard parking should be prohibited and outdoor seating and front yard landscaping should be encouraged.
While infill redevelopment should be encouraged for any vacant or underperforming site, the Township should prioritize key properties that are significant to the district and the W 8th Street corridor. The W 8th Street corridor was identified as an important opportunity in the 2021 market analysis. Many of these properties are located near the intersection of Peninsula Drive and W 8th Street. These properties should be a mix of commercial, retail, office, and possibly residential uses. Ground floor space in buildings that front the street should engage the street with entrances and first floor transparency. They should be connected to the sidewalks and include uses that activate the street level, such as retail or commercial uses. These include but are not limited to the former Bel-Aire Hotel site, the former Arby's restaurant, and the former Perkins restaurant. The proximity to Peninsula Drive and the entrance to the State Park make this area a strong candidate for infill redevelopment. The intersection of Peninsula Drive and W 8th Street will serve as a significant gateway feature for the district. Millions of people pass through the intersection of W 8th Street and Peninsula Drive every year. Redevelopment of these key sites should capitalize on both the seasonal traffic as well as the consistent local traffic. Additionally, the newly purchased State land is near this area and would provide another connection to W 8th Street and the district via a multi-use trail.
There are also infill development opportunities along Lowell Avenue and W 10th Street. Land along W 10th Street is primarily residential in nature and land along the two streets west of Lowell Avenue (Filmore Avenue and Hilborn Avenue) is also residential. This presents an opportunity to pursue infill residential development that will be compatible with nearby land uses.