Auburn Avenue Corridor STRATEGIC DEVELOPMENT PLAN
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Auburn Avenue Corridor STRATEGIC DEVELOPMENT PLAN CINCINNATI, OH | 03 MAY 2017 ACKNOWLEDGEMENTS PREPARED FOR STEERING COMMITTEE THANKS TO Mt. Auburn Community Development ■ Carol Gibbs, Chair ■ Mary McDonald THE RESIDENTS OF Resident Corporation (MACDC) MACDC Director MT. AUBURN ■ Dr. Stan Broadnax ■ Michael Moore MACDC, MACC City of Cincinnati Department of CITY OF CINCINNATI PLANNING TEAM Transportation & Engineering ■ Dr. Jonathon Brown ■ City of Cincinnati Principal, Wm. H. Taft Elementary School ■ Dr. Debbie Ooten ■ The Gossman Group Harry Black, City Manager Rod Browne Conscious Living Center, MACOC (Chair) ■ MKSK ■ ■ Department of City Planning MACDC ■ Ross Patten Charles C. Graves, III, Director ■ DiSalvo Development Advisors City of Cincinnati Department of ■ Patrice Eby-Burke Community & Economic Development ■ Department of Transportation and Uptown Properties Engineering ■ John Pearl Michael Moore, Director ■ Dr. Ken Farmer Resident (Retired from Proctor and Gamble) God’s Bible School and College, MACDC Department of Community and Tom Rotte ■ ■ Steve Gibbs ■ Economic Development MACDC, MACC MACDC Oscar Bedolla, Director ■ Dan Rue ■ Joe Gorman Jostin’s MACDC CINCINNATI CITY COUNCIL Dan Schimberg ■ Deborah Hayes ■ VP and COO of The Christ Hospital, MACDC Uptown Rental Properties LLC ■ Mayor John Cranley ■ Daniel Traicoff ■ Vice Mayor David Mann ■ Cathy Ingram MACDC MACC ■ President Pro Tem Yvette Simpson ■ Jon Vogt Council Member Kevin Flynn ■ Katherine Keough-Jurs City of Cincinnati Prosecutor ■ City of Cincinnati Department of City ■ Council Member Amy Murray Planning ■ Council Member Chris Seelbach ■ Steve MacConnell MACDC, CUB - President/CEO of Anna ■ Council Member P.G. Sittenfeld Lousie Inn ■ Council Member Christopher Smitherman ■ Council Member Charlie Winburn ■ Council Member Wendell Young CINCINNATI CITY PLANNING COMMISSION ■ Daniel Driehaus, Chair ■ Byron Stallworth, Vice-Chair ■ City Manager Harry Black OWNERSHIP AND USE OF THIS DOCUMENT ■ City Council Member Amy Murray The Auburn Avenue Strategic Development Plan is the property of the Mt. Ronald Koetters © Gossman Group 2017 © Gossman Group Auburn Community Development Corporation. Reproduction, publication ■ or reuse of this document is prohibited without the expressed written ■ John Schneider consent of the Mt. Auburn Community Development Corporation. ■ Rainer vom Hofe Page 2 TABLE OF CONTENTS SECTION 1: BACKGROUND SECTION 4: RECOMMENDATIONS ■ Introduction ■ Introduction ■ Background ■ Big Ideas ■ Purpose ■ Transportation ■ Vision ■ Development Opportunities ■ Process ■ Next Steps ■ Community Engagement SECTION 5: APPENDIX SECTION 2: EXISTING CONDITIONS ■ Introduction ■ Existing Conditions ■ Transportation SECTION 3: MARKET ANALYSIS ■ Executive Summary ■ Site Placement Considerations ■ Introduction ■ Methodology ■ Key Area Demographics ■ Business Summary ■ Retail/Restaurant Spending ■ Housing Summary ■ Vacant and Condemned Buildings © Gossman Group 2017 © Gossman Group Page 3 THIS PAGE HAS BEEN LEFT INTENTIONALLY BLANK © Gossman Group 2017 Page 4 Section 1 BACKGROUND © Gossman Group 2017 © Gossman Group Page 5 INTRODUCTION The Mt. Auburn Community Development Corporation (MACDC) selected the Gossman Group Planning and Design team to help the community prepare a strategic plan for the Auburn Avenue corridor. Stakeholders for the initiative included MACDC, Christ Hospital, God’s Bible School and College, private property owners, business owners, real estate developers, and the City of Cincinnati Department of City Planning. All generously gave their time and creativity to the planning initiative. Although numerous plans had been developed for Mt. Auburn over the years, a targeted area plan specifically for Auburn Auburn Avenue Avenue had never been created. The corridor had been Corridor studied as a part of numerous neighborhood plans. However, the MACDC wanted our team to explore opportunities to develop the corridor as a legitimate Neighborhood Business District (NBD). Mount Auburn Neighborhood In doing so, the NBD would be used to attract new investment and the corridor would be enhanced through land-use adjustments thus bringing mixed-use development to Auburn Avenue including restaurants and retail with an emphasis on neighborhood-oriented businesses. With the significant number of neighborhood residents and daily visitors to the corridor, finding the most appropriate location to encourage initial development will be critical to the long-term success Downtown of Auburn Avenue. The goal of MACDC, MACC and City of Cincinnati Department of City Planning is to present a vision for the Auburn Avenue corridor to the City of Cincinnati City Planning Commission for approval as a Strategic Development Plan. In addition to the numerous groups, stakeholders and individuals who contributed to the preparation The Auburn Avenue Strategic Development Plan, it should be pointed out that the plan remains consistent with the overarching goals and Livability Principles defined in the “Plan Cincinnati” Comprehensive Plan adopted in 2013. © Gossman Group 2017 © Gossman Group Page 6 INTRODUCTION (CONT.) BACKGROUND PURPOSE VISION The six Livability Principles identified in Plan Cincinnati have Cincinnati’s first hilltop neighborhood, Mt. Auburn was The purpose of this planning initiative is to create a Vision Plan Auburn Avenue as a vibrant, mixed-use IMAGINE been recognized for throughout this planning initiative and originally home to wealthy Cincinnatians who wanted to for the Auburn Avenue corridor that will reflect the desires corridor where historic architecture, new infill the long-term objectives for the Auburn Avenue Strategic escape the overcrowded conditions of the city. voiced during the planning process from Auburn Avenue development and institutional destinations are fused Development Plan are grounded in Plan Cincinnati Livability businesses, key stakeholders and neighborhood residents. together in a modern urban environment. The Mt. Auburn Incline, which was used to take the streetcars Principles as listed below: The plan will be used to communicate the vision to property up steep hills, opened this Cincinnati neighborhood to the a district offering retail, food and beverage owners, prospective businesses, real estate developers and IMAGINE 1. Provide More Transportation Choices middle class in 1872. Houses date from 1819 to the turn of services to The Christ Hospital and William government authorities for the purpose of transforming the 2. Promote Equitable, Affordable Housing the 20th century and reflect a variety of architectural styles. Howard Taft National Historic Site staff and visitors, the corridor into a neighborhood serving business district. When 3. Enhance Economic Competitiveness neighborhood as well as the surrounding communities. completed, the corridor will be well positioned to serve the 4. Support Existing Communities Mt. Auburn is where 27th President and 10th Chief Justice of The United States, William Howard Taft, was born and raised. neighborhood, the Uptown community as well as Prospect a Neighborhood Business District (NBD) on 5. Coordinate and Leverage Federal Policies/ IMAGINE Investment His boyhood home in the Mt. Auburn Historic District, the Hill and Over the Rhine. a portion of the corridor where consumers 6. Value Communities And Neighborhoods William Howard Taft Historic Site is Cincinnati’s only National can find quality restaurant offerings, a cozy corner bar, a full Our goal is to illuminate the development opportunities Park site. service delicatessen or convenience store positioned to bring along the corridor to property owners, real-estate developers, much needed goods and services to the neighborhood. Attention has been focused on Principles 1, 3, 4 and The Auburn Avenue Corridor is located just to the north of brokers and tenants and to work with the City of Cincinnati especially Principle 6 which prioritizes, “Enhanc[ing] the Downtown Cincinnati and is home to one of Cincinnati’s to approve the plan and craft policies that will support the Auburn Avenue transformed into a street IMAGINE unique characteristics of all communities by investing in most prestigious medical facilities, The Christ Hospital. Vision. where pedestrians feel welcome, comfortable healthy, safe, and walkable neighborhoods—rural, urban, It is a key connection to the Corryville/University Heights and safe instead of a street dominated by vehicular traffic. or suburban.” We find this principal particularly important neighborhood to the north and to the Over-the-Rhine as it aligns with the goal of establishing a Neighborhood a “complete street” public realm enhancement neighborhood to the south. IMAGINE Business District. Imagine Auburn Avenue program that would tie the corridor together, as a vibrant, mixed-use providing users the comforts and aesthetics of a well-lit tree- corridor lined street with safe pedestrian crossings, multi-modes of transportation and basic “creature comforts” (i.e. outdoor seating, transit stop shelters and quality wayfinding graphics). © Gossman Group 2017 © Gossman Group Page 7 PROCESS COMPONENTS PUBLIC PROCESS The role of the Planning Team is to serve as a bridge between and neighborhood the Planning Team looked at the past PRE-DESIGN CITY OF Advisory the community’s visions and a realistic development initiative plans to review what have been the community’s goals and EXISTING CINCINNATI Committee and through the use of an interactive approach designed to how the community has changed. CONDITIONS DEPARTMENT OF Stakeholder