Section 5: Project Phases, Impact & the Regional Context
Project Impact
The impact on community life has been just as meaningful. For the first time, Shaker Heights has the downtown it long lacked. It’s a central gathering place that residents of all ages use and enjoy. Families visit for ice cream in the plaza, professionals work at Market Hall’s co-working tables, and neighbors connect at farmers markets and street festivals. As a former councilmember observed, neighborhoods like Van Aken are not just enjoyable but also safer, because people are out and about at all hours. This constant activity, “eyes on the street,” contributes to a greater sense of public safety.
Residents now have access to high-quality shopping, dining, and entertainment without needing to drive to other suburbs. The integrated RTA Blue Line station gives people additional mobility options and reinforces Shaker Heights’ identity as a transit-friendly community.
There are measurable positive outcomes as well. One goal was to attract new residents and anecdotal evidence suggests it’s working. The new apartments have drawn young professionals and empty-nesters seeking an urban feel with suburban schools. This helps Shaker both retain and attract population. The project has also become a point of civic pride. Residents see Van Aken as proof that Shaker Heights is thriving and innovative. This challenges the narrative of decline often associated with inner-ring suburbs.
National recognition followed. The district received the American Planning Association’s Gold Award for Implementation, and it’s now used as a case study in suburban revitalization by organizations such as the Urban Land Institute.
Of course, challenges remain. Parking has generally been sufficient, with the garage and surface lots meeting demand, though future phases may require adjustments. The COVID-19 pandemic posed a major test soon after the district opened, but the design proved resilient. Outdoor space and a street-like layout allowed businesses to adapt with patio dining and takeout, and the community’s strong support helped many tenants weather the storm.
Presently, foot traffic has returned, and new residents from Phase 2 are adding vitality to the district. For the City of Shaker Heights, the long-term financial outlook for the Van Aken District is promising. The tax increment financing (TIF) structure helped pay for essential infrastructure, such as the parking garage, without drawing from the city’s general fund. As the TIF expires, full property tax benefits will return to the city and the school district. Meanwhile, the district is already generating new income tax revenue from jobs and increased sales activity, and it is expected to contribute more over time.
The development requires ongoing city services like police, fire protection, and infrastructure maintenance. City officials believe the revenues from the project will be sufficient to cover these costs and help support the city’s broader financial health. Rising nearby property values suggest the district is also strengthening surrounding neighborhoods. To ensure growth remains equitable, the city has planned for affordable housing units in future phases.
Ultimately, the Van Aken District has delivered on the goals set out decades ago. It revitalized obsolete land, strengthened the city’s tax base, created a contemporary live-work-play environment, and did so in a way that reflects Shaker Heights’ character and values.
Weighing Long-Term Costs & Revenues
When evaluating redevelopment projects like the Van Aken District, it’s important to think beyond the upfront construction costs. One key question is whether the ongoing costs of city services, such as police, fire protection, street maintenance, and snow removal, will be covered by the new tax revenues generated by the project. In other words, will the development pay for itself over time? Cities need to carefully assess whether the mix of housing, retail, and jobs will produce enough property tax, income tax, and sales tax to support the additional services required.
Discussion Questions
What kinds of financial, social, and neighborhood-level outcomes does the Van Aken District appear to have produced?
How can cities measure whether a redevelopment project is successful in the long run?
References
https://www.planning.org/awards/2019/achievement/
https://www.shakerheightsoh.gov/331/Van-Aken-Redevelopment
https://shaker.life/community/city-at-work/transit-oriented-development-then-and-now/
