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Camp Washington Business DistrictRedevelopment and Market feasibilityPrepared for: Camp WashingtonPrepared by: CDDC IncCommunity Board Inc.March 2005
TABLE OF CONTENTSExecutive Summary. . . iStrategic Redevelopment and Marketing RecommendationsAcknowledgements, Participants. . . . iiIntroduction. . . . . 2Summary of previous redevelopment plans, Camp Washington HistoryMarket analysis . . . 10Redevelopment and marketing analysis, strategiesRedevelopment Area Analysis. . . 15Focus Areas: Camp Washington Business & Residential Development SitesRecommendations and Future Direction. . 22Action Plan Table and PhasingGeneral Public Funding Sources & ProgramsAppendix:Meeting minutes and agendasSocial Areas of CincinnatiEconomic Base line data - Neighborhood Indicators ProjectCamp Washington Community Board HistorySurvey of Commercial and residential usesLand Use & Zoning regulationsDelinquent parcelsCamp Washington Marketing posterPower Point Presentation of Plan.Marketing Points Flyer
2951 Sidney Avenue Cincinnati, Ohio 45225April 21, 2005Dear Camp Washington residents and Business owners:The Camp Washington Community Board (CWCB), in conjunction with the CampWashington Business Association (CWBA), is proud to share with you the final draft of theCamp Washington Business District Redevelopment and Market Feasibility Plan. This Planwould not have been possible without the financial support of the City of Cincinnati.The multi year Plan will provide a framework for future and current residential,commercial, and industrial opportunities. The Plan will also be beneficial as a basis formeasuring our goals and strategies annually as we broaden the institutional, civic, andphilanthropic partnerships.As part of the ongoing implementation and broadening of funding partners we willcontinue to update you of the progress made as per the redevelopment and marketingplan recommendations.To that end, please feel free to access the Plan document on www.cddcinc.org andutilize it as a strategic tool focusing on the on the retention, expansion, and newresidential and business opportunities in Camp Washington. We will periodicallyupdate the Plan based on your input and the latest economic and social trends facingour community.The CWCB values your continued input as a critical element to the success andsustainability of the Camp Washington Business and Residential District. We lookforward to seeing and hearing from you and thank you in advance for youparticipation.
AcknowledgmentsCredits:Community RepresentativesPaul Rudemiller, President Camp Washington Community BoardJoe Gorman, Coordinator Camp Washington Business AssociationCity staffMike CervayBill FischerMary FooteMark JonesSteve BriggsAdrienne CowdenCamp Washington Business District Steering Committee:Camp Washington Community Board, Inc.Camp Washington Community CouncilCamp Washington Business AssociationMiddle Earth Developers: Tim Voss, Jay VossResurgence Group: Steve ArmseyRobert W. Bugie Sales Co.Camp Washington ChiliCamp Washington HardwareChampion PrintingCincinnati Modern LLC (Anchor Building)Cincinnati PatternDesign Resource CenterFifth Third BankFlatow Riley Inc.Garden Street Iron & Metal Inc.Gastrich Re-Bar Inc.Isadore’s PizzaIntl. Assoc. of Aerospace WorkersB & J Jacobs Sheet MetalKao BrandsLeon’s SupplyMeyer ToolMicro Metal FinishingMiddle Earth PropertiesNisbet BrowerParkway CleanersPremium Apke Carpet CareProgress Supply
Provident BankQueen City SteelReliable CastingsSara Lee FoodsSchenz Theatrical SupplySpring Grove Manufacturing, Inc.Spring Grove Talbert HouseWashington United Church of ChristHal WelgeU.S. ChiliPhilanthropic and banking partnersGreater Cincinnati FoundationKnowledge Works FoundationU.S.Bank CorpBank OneNational City Bank, formerly Provident BankPNC BankCommunity Design & Development Center Inc.Duraid Da’as, Director CDDC Inc.Thomas Clifton, Associate CDDC Inc.Christopher Auffrey PhD., Associate CDDC Inc.Michael Maloney, Associate CDDC Inc.Mincho Petkov, Associate CDDC Inc.Arief Setiawan, Associate CDDC Inc.CollaboratorsScott Merusi, Merusi Partners Inc.Dave Gecks, Ergon Engineering Inc.Dave Schmitt, Esq., Cors & Bassett.
Executive SummaryThe Camp WashingtonBusiness DistrictRedevelopment &Market Feasibilityproposes to strengthenthe Camp WashingtonBusiness District,residential district, andthe manufacturingIndustrial Area; createjobs and improve jobtraining for residents;improve neighborhoodsafety and publicservices; and improvethe neighborhood imageand preserve its urbancharacter.The immediate priorityfor Camp Washingtonwill be to promotebusiness development,retention, expansion,and attraction efforts tostrengthen theNeighborhood BusinessDistrict andredevelopment of theunderutilizedmanufacturing andindustrial area.The developmentpriorities for the CampWashington will be theColerain Ave. andHopple street BusinessDistrict and the cornersColerain and Hoppleand of Henshaw andHopple streets.The development of the Camp Washington Business DistrictRedevelopment and Marketing Plan (CWBDRMP) that follows wascreated out of the leadership, commitment, and perseverance of theCommunity Board, Business Association, Community Council,business and property owners, social service providers, communitybusiness interests, and many stakeholders who choose to live, work,and recreate in Camp Washington. Special gratitude goes to the Cityof Cincinnati’s CNBDU for funding this plan.The CWBDRMP is intended as a framework for redevelopment andmarketing opportunities to implement the recommendations outlinedwithin. The recommendations attempt to address the challengesfacing Camp Washington by combating disinvestment, businessdecline, business closings, property flipping, foreclosures, propertynuisance, and population loss.The development of the (CWBDRMP) has resulted in four mainurban redevelopment and marketing goals for the Camp Washingtoncommunity: to promote business development, retention, expansion,and attraction efforts in Camp Washington; to strengthen the Businessand Residential Districts, and the manufacturing industrial area; tocreate jobs and improve training programs for residents of CampWashington; to improve existing public services and safety and toimprove the neighborhood image and preserve the urban character inCamp Washington.Thirty years of committed civic leadership, and collaborativestewardship efforts with neighborhood businesses, residents, localofficials, has positioned the Camp Washington Community Board asa recognized leader in producing tangible neighborhood change.In order to guide and measure the accomplishment of theseCWBDRMP goals, a targeted redevelopment area has been outlined.For each goal we have developed a number of specific strategies thatmay be used to achieve these objectives. We have also prioritizedsites for redevelopment that will ultimately renew the quality of lifeand economic well-being in the Camp Washington community. Theplan also includes information on specific funding sources that maybe used to accomplish the goals of the Camp Washington community.Immediate priority has been designated to the goal focused onpromoting business development, retention, expansion, and attractionefforts in Camp Washington and to strengthen the NeighborhoodBusiness District. Two objectives to help accomplish this goal will beto strengthen the Camp Washington Business Association and to1
prioritize the Neighborhood Business District as a targetedCommunity Reinvestment Areas (CRA).The success of theredevelopment of theCamp Washingtonneighborhood BusinessDistrict is dependent onthe ability to increasethe number ofbusinesses, retainexisting ones, create newjobs and facilitate jobtraining programs fortheresidents of CampWashington.Enhancingtransportation andpublic infrastructure,creating jobs that buildon Camp Washingtonresidents’ strengths, andinvesting in CampWashington businesseswill improve the workopportunities.Safety in CampWashington is animportant issue to bothresidents and businesses.Business success in theCamp Washington willimprove with moreeffective lawenforcement. Communitypolicing, lighting andfewer “blighted” places.The Camp Washington business Association and the CampWashington Community Board will be responsible, along withvarious funders, for implementing the recommendations for thebusiness and residential development priorities. It is recommendedthat the SPUR and CRA designations are utilized to maximizeincentives for investment in the community and link these areas inCamp Washington to the Community and city wide redevelopmentBrownfield efforts.More specifically, the first three to five years of the CampWashington Redevelopment and Marketing effort will focus onredevelopment, relocation, adaptive reuse, and business expansionprojects in the extended business district (defined as Colerain Ave.between Township and Monmouth streets). Projects includecompletion of the development on the north corner of Hopple andHenshaw Streets for the 5th 3rd Bank branch office and retailbusinesses; replacing the current vacant lot with over 20,000 squarefeet of mixed retail; completion of the sixty unit upscale industrial loftdevelopment by the end of 2005; completion of the acquisition andrehabilitation of the seventeen market rate residential properties bythe end of 2007; the projected full investment of over 22 millionprimarily by local businesses and property owners by the end of thefive year period.Camp Washington businesses and residents face a number ofemployment barriers that could diminish with proper training andimproved access to transportation and available housing. Thejoblessness rate of 64 percent requires the creation of new jobopportunities in Camp Washington that build on the current strengthsof Camp Washington and the city’s labor resources could createmeaningful employment in Camp Washington as well as fosterneighborhood business development for goods and services neededby Camp Washington businesses and residents. Given that 65 percentof the Camp Washington population is between the age of 18 and 59,it is important to invest in the Camp Washington employmentchallenge. Fostering a strong work ethic and continued education,retraining and career objectives in Camp Washington employees andresidents could be accomplished by utilizing the city’s and Universityof Cincinnati small business development and work forcedevelopment programs.Another integral component of the CWBDRMP Plan is to improveexisting public services and safety throughout the Camp Washington.Several business owners reported that safety and security is a concernfor them mostly during third shift. Business owners also reported thatneighborhood appearance is a concern for them, therefore strategiesfor improving the physical appearance in the Camp Washington arealso outlined in the plan.2
Maintaining density,renovating andrestoring the vacantand underutilizedproperties, andestablishing and grantbased facade programwill improve andpreserve CampWashington’s urbancharacter.The Camp WashingtonBusiness District Plan isthe result of extensivecommunity partnering,data collection, andresearch on the needs ofresidents and businessesin the Camp Washingtonneighborhood.Improving the neighborhood image and preserving the CampWashington urban character will contribute to the quality of life of thecurrent and future Camp Washington residents and businesses.Creating an identifiable positive image of the Camp Washingtonneighborhood and developing a pedestrian friendly environment willhelp accomplish this goal. Developing the future gateway to CampWashington and the Uptown communities should be implementedthrough a direct partnership with the Uptown Consortium based oncurrent interests to do so. It is recommended that these and otherstrategies are further developed in future urban design plans.The goals, objectives, strategies, and development sites adopted inthis plan are the result of many phases of research and communityforums with the Camp Washington Businesses Steering Committee.The Camp Washington Plan is based on an analysis of the CampWashington neighborhood; a real estate market analysis; feedbackfrom focus groups of Camp Washington businesses; CommunityBoard and Business Association; and site surveys of all propertieswithin the targeted redevelopment area. In addition, population dataon demographic patterns and employment were consulted, and allrelevant plans from various city departments (including the SocialArea Analysis, Neighborhood Indicators Project) were reviewed andincorporated where appropriate.The final recommendations and results of the Camp WashingtonBusiness District Redevelopment and Marketing Plan were presentedat the April 20, 2005 meetings with the Camp Washington BusinessDistrict Steering Committee and the Business Association.The Camp Washington Business Association and Community Boardin partnership with the City of Cincinnati recognize the need toimplement the recommendations in this plan and embark on thedevelopment of the Camp Washington Urban Renewal Plan as thenext step to addressing the specific manufacturing and industrialneeds and future strategies.3
IntroductionThe Camp Washington Business District Redevelopment and Marketing Plan isintended to serve as a targeted implementation framework for the Camp Washingtonresidents, business owners, and civic associations. Past plans of Camp Washington havebeen summarized and the recommendations are included in the 2005 plan. The threemajor categories of redevelopment as established in the redevelopment plan are:Residential rehabilitation, adaptive-reuse and new construction, Business districtdevelopment including retention and expansion, and manufacturing and industrialdevelopment, which includes retention, expansion and relocation.The target area for redevelopment (See map) according to the three categories isdelineated as follows:The area for Residential Rehabilitation, Adaptive-reuse and New Constructionconsists of:a. The buildings and parcels on both sides of Henshaw, between Rachel on the southand Hopple Street on the north.b. The two blocks of buildings and parcels on either sides of Henshaw, betweenStock on the south and Bates on the north.c. This area also includes the buildings on Colerain Ave. currently under contract byMiddle Earth Developers planned for adaptive Re-use to include 60 units of loftapartments, located at the corner of Colerain and Monmouth Streets.The area for Manufacturing and Industrial Development consists of:a. The seven blocks of industrial buildings and the respective parcels confined bySpring Grove Avenue on the West, Colerain Avenue on the East, Alabama on thesouth, Brashears on the North and by the Interstate on the North East.b. The small block of buildings with the Sassafras on the South, Colerain on theWest and the Interstate on the north-west.c. The properties of Spring Grove realty LLC on the west of Spring Grove, betweenMonmouth and Arlington, as well as on the east side of Colerain, at the corner ofSassafras and Colerain Avenue.d. The properties on the north west side of Arlington and corner of Spring Grove andArlington owned by Micro Metals are considered functionally obsolete for theircurrent use. Micro Metals owners are moving forward with relocation optionswithin the Camp Washington area in the next 6-12 months.e. The property on the corner north east corner of Spring Grove and Brashears iscurrently under consideration for the expansion of the Reliable Castingsmanufacturing facilities south of their existing property.The area targeted for Business district development consists of:a. The two block area on either sides of Henshaw, with the Hopple Street on thesouth and Stock on the north. The South side of Hopple and Henshaw are alsopart of the target area. (See redevelopment area map)
The redevelopment and marketing recommendations portrayed in the plan address issuesdealing with development opportunities, zoning, circulation, parking, image, upkeep ofpublic right –of-ways, city business and economic development incentives to bothprivate businesses and residential owners. Through a partnership and maximization ofboth public and private investment, Camp Washington will not only be revitalized as amajor inner city community but achieves its ultimate potential. (See Survey of properties)Camp Washington occupies a central location, both physically and financially, in the Cityof Cincinnati. The area has been the industrial center of the City for decades and todayremains as one of the city’s largest source of industrial income.The location has always been an advantage to the economic health of the area. InterstateI-75 and I-74 provide the Camp Washington industries with excellent accessibility toboth local and regional markets for the various goods and services produced in the area.While the construction of interstates has had a positive impact on the industrial sector ofCamp Washington, it has caused a substantial change in the Camp WashingtonNeighborhood Business District (NBD).Camp Washington NBD was once seen as a strong business community, the center ofcommerce for the industrial and residential communities. More recently, CampWashington NBD has been perceived as an economically viable area for reinvestment.As a result of renewed interest by the community, business owners, and City, theperception of the NBD is quickly changing. Some of the advantages of the CampWashington NBD, such as its central location near a major interstate, and it’s low crimeand low density have added to the to the marketability of the NBD. The convenientinterstate provides the opportunity to meet the needs of City residents and interstatetravelers for access to products and services of the NBD on a 24 hour basis. With therenewed interests and investments currently underway by the private sector, theopportunities that exist and the steps that are being taken in both the community and thecity, the future of the Camp Washington businesses and it’s residents looks bright.2
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Summary of Camp Washington History Camp Washington is located on the eastern side of the Mill Creek Valleybetween the West End and Cumminsville-Northside. Camp Washington isdefined by - the canal on the east, the Mill Creek on the west, AlfredStreet on the south, and the intersection of Spring Grove Avenue and therailroad tracks on the north. This has given the area a more distinctidentity. The land on which Mohawk, Brington and Camp Washington arelocated was purchased from John Cleves Symmes by a number ofindividuals, some as speculators, and others as settlers. By 1792-1793, thelatter had established a small community with a blockhouse. One of thelargest landholders there was John Riddle, and the semi-fortified hamletwas commonly known as Riddles station. It was located on the east side ofthe military road (present day Colerain Avenue) leading out of Cincinnation a site that is now occupied by I-75, just north of the Western HillsViaduct. The Mill Creek Valley was already an important transportation corridorfor roads out of the Cincinnati basin.
Premium Apke Carpet Care Progress Supply . Provident Bank Queen City Steel Reliable Castings Sara Lee Foods Schenz Theatrical Supply Spring Grove Manufacturing, Inc. Spring Grove Talbert House Washington United Church of Chris
