MANSFIELD — The idea of developing the 1.4-acre Municipal Parking Lot in downtown Mansfield is not a new idea.
In fact, it was the first “action plan” identified in the 2019 Mansfield Rising Plan, which has become a blueprint for downtown revitalization since it was developed by local residents.
“The municipal parking lot between Third and Fourth Streets is a major redevelopment site. This large void could be developed to connect Central Park and the Carrousel District. During the Listening Tour, it became apparent these two districts need a strong connection in order to create a more robust downtown,” the Mansfield Rising plan said.
“While this site currently acts as a large, free public parking area in the Center of downtown Mansfield, it was identified as an underutilized asset during the Mansfield Rising process. Furthermore, it was determined that developing this space would likely result in greater connectivity between the growing Carrousel District and Central Park. While no specific proposals were made, the Mansfield Rising team felt that a mixed-use development of some type could be the best type of development needed to bring about the connection between the two downtown districts. The Mansfield Rising process also identified that continuing to use this site or designating an alternative site for free parking was very important to residents,” according to the Mansfield Rising Plan.
When introduced in 2019, the Mansfield Rising Plan was endorsed by nearly 20 prominent organizations, including the City of Mansfield, Richland County, the Richland County Land Bank, RCDG, Richland County Regional Planning, Destination Mansfield, North Central State University and The Ohio State University at Mansfield.
What is happening with the Muni Lot and how?
A proposal announced Monday that would sell half of the lot for a new Park National Bank building is part of a two-pronged development effort around that lot, according to Chris Hiner, Park National Bank’s Mansfield regional president, and Mansfield Mayor Jodie Perry.
It’s a transaction made possible through the city’s new Community Improvement Corporation. A CIC is a non-profit corporation authorized by state law to promote the industrial, economic, commercial, and civic development of a community through public-private partnerships.
CICs act as quasi-governmental agencies with enhanced flexibility to accomplish development goals by partnering with cities to acquire property, apply for grants, issue revenue bonds, provide loans and facilitate business growth.
The City of Shelby has had great success in recent years through its own CIC, including its Main Street Streetscape and Black Fork Commons Plaza projects.
Here is how it will break down, if City Council approves it Tuesday night and the CIC board on Wednesday:
- Park National Bank (PNB) will pay the CIC $175,000 for the parking lot space, which will house approximately 25 bank associates and will become the bank’s primary downtown Mansfield office once construction is complete. It will be the first new construction downtown in decades when it begins in the fall of 2026, likely when the Main Street Corridor Improvement Project is completed.
- PNB will also donate $130,000 to the CIC to help pay for the development of additional downtown parking that will be lost when the new bank is built on half of the current Municipal Lot.
- PNB will also donate its current building at 3 N. Main St., appraised at a value of $1.5 million, according to the Richland County Auditor’s website.
A local resident, Hiner said the project underscores PNB’s commitment to Mansfield’s growth and vitality.
“By donating the property and transferring ownership to the Mansfield Community Improvement Corporation, the bank ensures the property will be redeveloped in a way that aligns with the city’s vision for a vibrant and thriving downtown,” Hiner said.
“This project is about more than bricks and mortar. It’s about investing in Mansfield’s future.”
Local control vs. out-of-town ownership a factor
Economic truths matter in such projects.
PNB no longer had a need for the eight-story, 42,876 square-foot building on the square downtown built in 1929. Bank officials were looking for a solution and the project with the city appears to fit the needs of both.
Economic experts also universally say success is a “long game” when it comes to development. Putting the bank building into the hands of the Mansfield CIC, instead of selling to an out-of-town owner, will allow flexibility and patience in future plans.
A quick drive out to the West Park Shopping Center on Park Avenue West is an easy look at what can happen with a non-local owner who isn’t concerned about the community.
“As we near a century of use, I believe that it has another century of use ahead of it, with some help,” Perry said on social media Monday evening. “We have seen many buildings go to market and be acquired by people who do not have the resources to invest in its redevelopment. That leaves the buildings to limp along underdeveloped.
“I wanted to make sure that we found the right group to take this on. What will it be? Time will tell, but I would envision some mix of commercial space with residential apartments,” said the mayor, who spent her career in economic growth and development before entering public life.
The city led a study of the municipal lot in 2022, partnering with Bowling Green State University, a project that included surveys and discussions with residents.
The Richland Area Chamber & Economic Development, Downtown Mansfield Inc. and the Richland County Foundation applied for the program, funded by the U.S. Economic Development Administration and the USDA Rural Development Rural Placemaking Innovation Challenge.
(See results from that 2022 project below.)
Local residents supported various development ideas for the lot, provided downtown parking was still available. Perry said Monday evening that parking directive was loud and clear to city officials.
“We are in the process of developing other parking to serve the Carrousel District. I am very well aware that this is a MUST HAVE to make this project go,” the mayor said.
“I had hoped to be able to announce this together, but sometimes things take more time. But I understand that it needs to happen. We are also looking at parking more comprehensively throughout downtown,” she said, including the potential for the removal of downtown parking meters.
To be honest, a new bank building on half of the lot was not one of the possibilities considered when the survey was done. But it’s a start on a development Perry and others said is needed to connect Central Park to the Carrousel District.
“Ever wonder why the Square and the Carrousel District feel like they are so far away even though it is only two blocks? Sure, the hill is part of it, but the open space makes you think it’s farther than it is. It’s sometimes referred to as the ‘broken teeth’ theory,” Perry said.
She cited national experts on the topic:
- The National League of Cities said that filling vacant lots increases tax revenue, walkability and business vitality.
- The Urban Land Institute said that repairing “gaps” in the urban fabric creates continuity that supports retail, safety, and pedestrian traffic. It has shown consistent street walls boost perceived safety and economic value.
- The Brookings Institute said infill development strengthens downtown identity and helps reclaim underutilized parcels for housing, culture and commerce.
Construction to begin after Main Street project
“The bank is just beginning the design process and it is highly unlikely construction would begin much before this time next year. In other words, we will be close to done, if not fully done with road construction,” Perry said.
PNB has committed to keeping the lot open for free parking until construction begins, which Perry said will give officials time to develop additional parking plans.
“The bank saw the value of the work being done in downtown and wanted to support it,” she said.
“I wish that everyone could experience what I am seeing take place right now. We are on the cusp of some exciting growth. Not only are we catching the attention of investors and developers who have done some amazing things in other places, but perhaps more importantly, we are seeing local people, businesses and organizations reinvest in our community,” the mayor said.
“People often say, ‘Do what Ashland or Wooster or Medina did.’ Well, they did things like this. They instilled confidence and then people made investments. Of course it looks unique in every community.
“I know everyone doesn’t agree, but I can assure you that I am pushing as much as I can for new jobs, better housing and quality of life,” Perry said.
