Edgewater Park Development Approved for Cleveland Waterfront Transit Area

This article examines a newly approved, two-phase, 72-unit apartment project in Cleveland’s Detroit-Shoreway neighborhood. The project is guided by the city’s pilot Form-Based Zoning Code.

It highlights how the Form-Based approach shapes site planning and architectural language. Community engagement is also a focus, showcasing a mid-rise, pedestrian-focused housing solution designed by Horton Harper Architects for Property Advisors Group.

The project’s approval, conditions, and design details show the evolving relationship between zoning, neighborhood character, and middle-income housing in an urban context.

Project scope and design narrative

The two-phase development will bring 72 apartments across six 12-unit buildings. Three structures will be built in phase one and three in phase two.

The two Lake Avenue buildings are designed to appear as one cohesive mass, reinforcing a street-scale presence while allowing for phased construction. The site plan provides 63 off-street parking spaces at buildout, even though no parking requirement is imposed by the zoning.

Secured bike parking boxes are included to meet the code’s one-bike-per-unit rule. The design uses simple forms, rose-buff brick with black brick accents, street trees, porches with canopies, and a network of walkways and lawns.

This creates a neighborly rhythm within an urban setting.

Context, location and zoning framework

The project is located in Cleveland’s Detroit-Shoreway neighborhood under the city’s Urban Flex 3 form-based designation. This allows three-story, moderate-intensity mixed-use buildings on a parcel that was formerly industrial and long vacant.

The proposal is the first new 20,000-square-foot structure submitted after the code’s enactment. During review, fire-code interpretations influenced building placement and height, requiring multiple site-plan revisions and extending the approval timeline.

Design details and site plan

The architectural program focuses on clear massing and a human-scaled ground level. The façade uses rose-buff brick with black brick accents, creating a refined character suitable for a pedestrian-oriented corridor.

The project provides a network of porches, canopies, walkways, and lawns that connect the six buildings into a unified neighborhood edge. Landscaping and street trees add shade, texture, and seasonal interest.

A reinforced pedestrian walkway will be built in phase one to meet fire-code requirements for emergency egress. Emergency vehicle access is planned via Baker Avenue.

• The site plan includes 63 off-street parking spaces at full buildout, despite no parking requirement under the code.
• Secured bike parking boxes are provided to meet the one-bike-per-unit rule.
• Ground-story elevations and pedestrian-space minimums led to design adjustments and minor relief requests during approvals.
• On-site trees and landscape details were added to strengthen the project’s environmental and streetscape performance.

Access, safety and community engagement

Fire-code issues were a major factor in the approval process, lengthening timelines as the Cleveland Fire Department refined its interpretations. Emergency access will be provided via Baker Avenue, with a reinforced walkway connecting phase one to the broader circulation system.

City officials called for stronger community outreach after residents reported not being notified in advance. Commissioners recommended forming a public advisory group to help the community understand the new form-based process.

Urban Flex 3 and implications for Detroit-Shoreway

Under the urban-flex designation, the project supports a shift toward pedestrian-first, mid-rise housing on former industrial sites. The pilot Code’s focus on form over strict use classifications encourages more walkable, mixed-use neighborhoods while preserving scale and context.

For Detroit-Shoreway, this development could serve as a model for future middle-income housing. It also supports a revitalized street environment with porches, canopies, trees, and walkways that encourage neighborhood interaction.

Takeaways for developers and city planners

From this approval, several actionable lessons emerge for practitioners involved in form-based zoning and urban design:

• Early and clear community outreach helps build trust and awareness in a form-based process.
• Design decisions should align with pedestrian-scale requirements and streetscape enhancements to meet the goals of Urban Flex 3.
• Fire-code integration affects site placement and building height. Iterative coordination with fire authorities is essential.
• On-site amenities such as bike storage and landscaping improve livability and comply with form-based standards.

 
Here is the source article for this story: Development by Edgewater Park OK’d