Prepared for the South Avenue Collaborative and the City of Syracuse Industrial Development Agency May 2018 The Project Team South Avenue Collaborative Members Carolyn Evans Dean, Project Development Consultant, Southwest Economic Resource Center Cleveland Hughes, President, CHC Group Crystal Cosentino, COO, Home HeadQuarters, Inc. Desaree Dixie, Program Director, Jubilee Homes Dominic Robison, VP of Economic Inclusion, CenterState CEO Kerry Quaglia, Executive Director, Home HeadQuarters, Inc. Larry Williams, CEO, Syracuse Model Neighborhood Facility and Southwest Community Center Maarten Jacobs, Director of Community Prosperity, Allyn Foundation Sharon Owens, (former) CEO, Syracuse Model Neighborhood Facility and Southwest Community Center Stephanie Pasquale, Deputy Commissioner, Department of Neighborhood and Business Development Susan Stearns, President of Board of Directors and Interim CEO, Syracuse Community Connections/Syracuse Model Neighborhood, Inc. Walt Dixie, Executive Director, Jubilee Homes Camoin Associates Michael N’dolo Principal Alexandra Tranmer Project Manager Tom Dworetsky Data and Real Estate Advisor William Nedds Analyst Bergmann Kimberly Baptiste Municipal Practice Leader Ted Liddell Samantha Herberger, AICP Assistant Project Manager, Landscape Architect Assistant Project Manager i Table of Contents Process and Methods ................................................................................................................................................... 1 Market Analysis Findings .............................................................................................................................................. 3 Vision ................................................................................................................................................................................ 5 Goals ................................................................................................................................................................................. 5 Appendix A: Community Engagement Summary ............................................................................................... 24 Appendix B: Baseline Assessment ........................................................................................................................... 47 Appendix C: Competitiveness Assessment ........................................................................................................... 78 Appendix D: Related Ongoing Projects and Planning Initiatives ..................................................................... 91 Appendix E: Site Inventory ....................................................................................................................................... 93 i Process and Methods The City of Syracuse IDA and the South Avenue Collaborative commissioned Camoin Associates to conduct an Economic Development Feasibility Study (“the Study”) for the South Avenue Corridor of Syracuse, NY. Recent investments into the neighborhood and ongoing redevelopment plans have catalyzed discussions on how best to leverage South Avenue’s strengths and align public and private- sector resources on transformative projects. Building off recently completed community and economic development programs, like Main Street grants for façade improvements and a city-wide rezoning update, the Study builds on momentum within the corridor, and seeks to strategically manage existing resources to implement recommendations. This Study is comprised of both primary and secondary data. Our analysis seeks to identify market trends at the regional level that are impacting real estate development, as well as trends at the local and site level that may impact development opportunities on the South Avenue Corridor. Our analysis takes into account market trends but also physical aspects of the corridor that will practically impact where development best suited. The findings from the market analysis, together with consideration of neighborhood context, site capacity, environmental constraints, property ownership, zoning requirements, and input from the community, were used to ultimately select four high priority development sites. CITY OF SYRACUSE (GREEN) WITH THE SOUTH AVENUE CORRIDOR (BLUE) AND SOUTH Study Area AVENUE (YELLOW) The primary study area is demonstrated in the figure to the right. The study area consists of the area contained within a ½-mile buffer surrounding a 1.5-mile stretch of road along South Avenue from West Onondaga Street to the north to Glenwood Avenue/Valley Drive to the south (See Figure 1). Additional comparison geographies were analyzed in other components of this study and are identified in relation to the South Avenue Corridor in the attached Appendices. 1 The study consists of three major components: • Baseline Assessment –Historical and current demographic, housing, and retail trends on the South Avenue Corridor were assessed in the baseline assessment. The information provides important context for additional planning elements and determining development potential on South Avenue. • Infrastructure Assessment – Bergmann Associates completed an infrastructure assessment of South Avenue and its surrounding environs. This component includes documentation of utility connections throughout the corridor, pedestrian amenities, transportation routes, parking, traffic volumes, and other physical elements pertinent to understanding where development in best suited on South Avenue. • Action Plan Matrix – The Action Plan Matrix is the road map forward for South Avenue. It is meant to be used as an implementation tool that will guide short-term and long-term plans. The contents of the Action Plan Matrix offer precise recommendations on how to best position South Avenue in terms of market viability, attracting developers, and capitalizing on the strengths of the community. Community Engagement From the beginning, the process for this study was intended to be community-forward. Through the combined efforts of the South Avenue Collaborative, who acted as the Steering Committee for the project, in addition to the South Avenue residents that participated in public meetings, the recommendations balance market realities facing South Avenue with the desires of the community. The study also sought the support of local policy makers and community leaders who will play a vital role in implementing the recommendations set forth in the Action Plan Matrix. A comprehensive outline of the community engagement process is listed in Appendix A. 2 Market Analysis Findings Based on the analysis of the baseline assessment and real estate market analysis for the South Avenue Corridor and its surrounding regions, the following strengths to leverage and hurdles to overcome have been identified. The information below reflects findings as of spring 2018. Strengths to Leverage Ongoing projects present more options to the Ongoing Development on South neighborhood. Development activity is on the rise on South Avenue Corridor: Avenue. Throughout the planning process, there were at least There are several development projects six ongoing projects slated for development, with even more already in the concept and pre- ideas generated through productive conservations between development stages. The upcoming residents, businesses, and local stakeholders at the South projects include residential, recreational, Avenue Open House. The development projects range from entertainment, and commercial uses. recreation assets like the Creekwalk to entertainment options Select projects are highlighted below. like the banquet hall development, to community driven • 510 W Onondaga St – A Pathfinder development projects bringing mixed-use commercial Bank branch is slated for development activity to the neighborhood. While seeing development at the intersection of West Onondaga through conception to completion can be a tedious process, and South Avenue. The bank hopes to the number of projects in progress demonstrate the open in late 2018. imminent potential to diverse commercial activity and bring • 310 South Avenue – The former B&B back density to the corridor. Developing strong partnerships Lounge will be renovated to a full- and clear business plans for each development will ensure service restaurant on the ground floor, continued progress. run by a local entrepreneur, with second story residential units. Changing perceptions. While the perception of high crime • 600 Block of South Avenue – A series and loss of businesses was something discussed during of parcels across from Price Rite are interviews, it was clear from speaking with current residents part of a development collaborative and businesses of South Avenue that the corridor is in the that brings together local private and process of a transformative shift. With the arrival of Price Rite public partners. in 2017, the resiliency of the long-standing business • 1711 South Avenue – Now vacant land, community, and momentum of ongoing projects, this property is slated for development perceptions about South Avenue are shifting. of a banquet hall and second floor residential units. Connectivity to downtown. South Avenue is in a position to capture traffic flowing north-south and east-west across the Ongoing Development on South city. Traffic counts are slightly lower than other commercial corridors in the city, however, there are Avenue Corridor: strategic intersections where development could be utilized to attract additional travelers. There