Introduction | Economic Development Insight | Business Survey
Economic Development InsightIntroduction | Financial Considerations | History of Economic Development | Master Plan | Commercial Districts | Mixed-Use Development | Market AnalysisUpper Arlington's Commercial Districts- Commercial Districts- Land Use Map The City’s decisions related to land use incorporate a number of important considerations. Given that the City is fully developed, these decisions are constrained by existing conditions. Key factors in determining land use objectives include: 1. Decisions made today will have an impact on the City’s future. Past, present and future impacts must be contemplated. 2. Upper Arlington is our home and the decisions made will impact the quality of the place in which we live and work. 3. A land use decision has a potentially greater impact than solely upon the immediately adjacent properties. Decisions must be based on the impact they will have on the entire community. 4. Land use decisions must be equitable, with consideration given to like property owners and taxpayers. 5. All land use decisions must have public influence, as Upper Arlington is founded on community involvement, ownership and activism. The Master Plan clearly states a primary objective as enhancing and preserving Upper Arlington’s residential nature. Of equal concern is the ability to increase revenue without increasing reliance on residential property taxes. With limited commercially zoned property (less than 5% of the land in the City), the desire to increase revenue via non-residential sources suggests the City must focus on attracting and recruiting the highest revenue yielding land uses and increase the intensity of the commercially-zoned land use. All of this must occur in such a way that market realities will support such projects. Commercial Areas Seven study areas (primarily comprised of commercially zoned property) were identified during the Master Plan process, in which commercial activity would be concentrated. They are: - Henderson Road Corridor – Approximately 50 acres straddling Reed Road, south of Henderson Road (37 acres located west of Reed Road). Focus: Regional office corridor, with supporting mix of uses. - Kingsdale Area – Approximately 38 acres bounded by Northwest Boulevard, Tremont Road and Zollinger Road. Focus: Town Center with a mixture of uses: office; retail; residential; and civic. - Lane Avenue Corridor – Approximately 33 acres on both sides of Lane Avenue from North Star to Northwest Boulevard. Focus: Mixed-use corridor with office emphasis and improved streetscape and gateway. - Mallway – Area bounded by Arlington Avenue, Guilford, Coventry and Waltham Roads. Focus: Neighborhood center with retail, office and civic uses. - Northwest Boulevard – 13 acres along Northwest Boulevard from Zollinger Road to Ridgeview Road. Focus: Mixed-use corridor with retail, office and residential. - Southeast Arlington – 29 acres focused on the multi-family area in the vicinity of North Star and Waltham roads and Northwest Boulevard. Focus: Maintain existing character and land use. - Tremont – Seven acre commercial center, as well as consideration of the 18-acre multi-family area directly north of the center. Focus: Neighborhood center with retail, office and residential. - U.S. 33 – commercial pockets along U.S. Rt. 33 with an emphasis on the concentrations at Fishinger and Trabue roads. Focus: Improve design character, especially key intersections. Desired qualities in commercial areas At a minimum it was determined that the commercial centers should possess the following: - Mixed use centers: Vertical and horizontal integration of office, residential, retail and civic uses that serve as gathering places for neighborhoods and the community. - Higher intensity of land use: More floor area on the same land area to create vitality and greater real estate value. - More office use: Greatest fiscal return of all uses. - Enhanced physical character: Improved aesthetic qualities of commercial areas. Market An essential consideration in the viability of redevelopment is the desired uses’ market supply and demand in the City. Market realities will inform land use decisions. Recently an office and retail market study was commissioned through Boulevard Strategies. The final report is included in the Appendix of Economic Development Insight. Matt Shad Deputy City Manager-Economic Development City Manager's Office City of Upper Arlington 3600 Tremont Road Upper Arlington, Ohio 43221 Phone: 614-583-5046 www.ua-ohio.net |
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