W25 Transit Development Study

8/21/2019 W25 Transit Development Study

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C o m m u n i t y P l a n n i n g P r o c e s s F i n a l Re p o r t | A p r i l 2 0 1 5

w25transitdevelopmentstrategy


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[01] PREMISEWhy this study? Why now?

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[02] PROCESSA uniquely Cleveland corridor.PAGE09

[05] MARKETEconomic Dynamics in the Area

PAGE69

[06] BACKGROUNDA: Committee SummariesB: Charrette SummariesC: Photography Credits

D: Digital ArchivePAGE109

[03] FINDINGSResults and Recommendations

PAGE23

[04] TRANSITAnalysis and DirectionPAGE49

Content


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5.1 "Lakeside Flats" Aerial (courtesy Bing Maps)

premise


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CLEVELAND NEIGHBORHOOD PROGRESS [ 7]

7.2 Historic Streetcar

7.4 Skylift

7.5 Housing at Ft. Belvoir (VA)

7.6 SanFrancisco Public Housing

7.7 Tremont Hope VI Project

7.1 Corridor Study Area (courtesy Bing Maps) 7.10 Cyclists and Pedestrians Cross W25 at Detroit

7.9 Historical Trolley Route Map

7.8 Ohio City Sidewalk

7.3 Bikeshare Station


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9.1 "Industrial Village" Aerial (courtesy Bing Maps)

PROCESS


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23.1 "La Villa" Aerial (courtesy Bing Maps)

FINDINGS


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[ 30] W25 TRANSIT DEVELOPMENT STRATEGY


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CLEVELAND NEIGHBORHOOD PROGRESS [31]

Courtesy Parsons Brinckerhoff


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centers of community, commerce, and High Priority


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33.8 Market District

33.7 Metro Health, Old Brooklyn

33.6 Informal Signage along W25

33.5 Significant Building

33.4 Masonic Temple

33.3 Proposed LJ Minor's Expansion

33.2 Zoo Entrance

33.1 West Side Market

institutional activity. These nodes rangesignificantly in function and form andshould not be confused as eight partsof a whole, but rather as eight uniqueplaces connected by the West 25th Street

Corridor.

Area stakeholders, by way of theworking groups, were asked to rank theimmediacy of development need in each.These rankings reflect what each groupfelt were the most important nodes as the question pertained directly to their

assigned perspective. For example, the housing work group ranked theimportance of immediate housing development activity in each of the eightnodes, assigning the nodes a score of 1 through 8, with 1 being the most criticaland 8 being the least.

Each of the working groups had a slightlydifferent ranking (understandable given their differing perspectives and charges),but in the end, the rankings featured ahigh degree of consensus.

To be clear, a higher ranking simplyindicates more urgency for immediate

intervention by area stakeholders. Itis not an assessment of popularityor excitement, although potential andopportunity to leverage momentum didplay into the rankings. The eight grouprankings were compiled to determine theconsensus development priority.

The nodes can be divided into three tiersof development urgency:

Candidates for immediate andcomprehensive development activity andcommunity intervention:1. La Villa Hispana – 3.252. Lakeview Flats – 3.38

3. Health Campus – 3.63

Medium PriorityRelative stable areas that will require thefocus of the community in 3-5 years:4. Old Brooklyn Downtown – 4.385. Brooklyn Centre – 4.576. Industrial Village – 4.71

Low PriorityNodes with comparative sustainabilityat present, with longer-term interventionpossibilities:7. Market District – 5.008. Zoo Greenway – 5.13

A consolidated action plan for each of thenodes is detailed in the following sectionalong with specific feedback from eachworking group. These summaries shouldserve as a starting place for criticalcommunity organizing, implementation,and development strategy conversations.


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• Expand ESL Classes and InterpretingServices Focus on Cultural Sensitivity

• Lincoln West Community Access• Improve Safety at Recreation Sites


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37.8 Aragon Ballroom

37.6 Courtesy CUDC

37.5 La Villa Business Leader

37.4 HBC Consultation

37.3 La Villa Storefront

37.1 "La Villa" Aerial (courtesy Bing Maps)

Services, Focus on Cultural Sensitivity• Develop/Expand Mentoring Programs• Partner with Churches• Traffic Calming to Ensure Safety (Safe

Routes to School)

• Help Julia de Burgos Move to LaVilla Hispana node in long-termstable facility well-suited to theirprogramming/mission

Housing

• Develop Mixed-Income Housing• Strategic Demolition, Beginning with

Lincoln High School• Housing Maintenance Program for

Qualifying Home Owners• Use Large, School-Adjacent Vacant

Parcels for Recreation Space• Down Payment Assistance

Program(s), like Saint Patrick’s• Housing Advocacy & Counseling

• Plan with Residents• Protect Against Displacement

Pedestrian

• Security Issues• Lighting• Improve Vacant Lots• Softer Aesthetic

• Upgraded Bus Stops & Benches• Safety Issues• Countdown/Audio Crosswalks• Traffic Calming• Crosswalk Visibility/Creativity

Recreation

• Renovation of Clark Recreation Center

• Wayfinding to Existing Parks (Trent,Roberto Clemente)• Better Connections to Tow Path

• Improve Safety at Recreation SitesServices

• Street Lighting• Police Presence• Home Ownership Program

• Business/Nonprofit Attraction, Dvpmt• Storefront Renovation• Lincoln West Overhaul• Mixed-Income Housing Program• Branding/Gateway Marketing

Transit

• Refine Schedule for Regular Intervals

Between Buses• Articulated Bus Service (Rush Hours)• Explore Feasibility of W25 Circulator • Improved Tech – Real Time Arrival

Info; Digital Schedules at Stops• Express Service to Major Destinations:

Steelyard, Zoo, MetroHealth• Steelyard: Address Bike/Ped/Bus

Connectivity to/within• Investigate Traffic Improvements• Left Turns and Accident Hazards• Left/Right-Turn LED Signs• Peak Hour Restrictions• Talk to Transit Riders to Get their Ideas

Workforce

• Foster Cultural/Ethnic Amenities• Create Cultural Destination• Increase ESL Programming• Increase Hispanic, Dual-Language Ed.• Improve Lincoln West High School• Assess Skills to Leverage and Train• Expand HQ Workforce Opportunities• Hotel/Hostel/Bed and Breakfast


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Workforce

• Extend Bus Routes North of Detroit


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Extend Bus Routes North of Detroit• Highlight Entertainment Options• Highlight Metroparks• Improve Safety (Lighting, Road

Surface)

• Improve Ped/Bike Crossing• Significantly Improve Wayfinding

39.6 Housing Advertisement

39.5 Lakeview Terrace

39.4 Cyclists and Pedestrians Cross W25 at Detroit

39.3 Area Plan (courtesy CUDC)

39.1 "Lakeview Flats" Aerial (courtesy Bing Maps)


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41.6 Current MetroHealth Campus 41.4 MetroHealth Campus Vision

41.3 MetroHealth

41.1 "Health Campus" Aerial (courtesy Bing Maps) 41.5 MetroHealth Campus Vision

OLDBROOKLYNDOWNTOWN


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42.4 Church Rectory

42.5 Metro Health, Old Brooklyn

42.3 Church in Old Brooklyn


42.6 Significant Building

Priority: Moderate (#4)

Overview

Centered around West 25 St / PearlRd. between Broadview and StateRoads, Downtown Old Brooklyn is thecommercial center of the Old Brooklynneighborhood, which boasts a stablehousing market with a high density offamilies and seniors.

AssetsThis district, just south of the MetroparksZoo, is anchored by South BrooklynBranch Library and MetroHealth OldBrooklyn Health Center and features anenviable fabric of urban buildings andready, multi-modal access.

Strengths

Old Brooklyn’s Downtown is the centerpoint of a tight, stable community with ahigh density of families and seniors. Thecommercial fabric of this node is largelyin-tact and has a distinctive character.The Library and MetroHealth both serveas strong anchors for this node, with the Zoo and Brookside Reservationserving as the northern gateway for theneighborhood. In the future, this area willalso benefit from a connection to the TowPath trail and from the redevelopment of the Henninger site. The area is also theconvergence point for many importantspoke roads and transit routes. Finally, the area has high-performing schools

that attract and retain families.

Challenges

The auto-centered nature of thestreetscapes in this node make it

challenging to support and encouragepedestrian-oriented commercialdevelopment – in particular the width of the road, the infrequency of crosswalksand lack pedestrian infrastructure/curbspose challenges to vibrant pedestrianretail. Additionally, the distance from the urban core / Downtown Cleveland

makes it difficult to attract visitors fromother urban neighborhoods, and the transit waiting environments and wait times make it less friendly to transitriders. Finally, there is a need to increasepedestrian, bike and transit connectivityfrom this node north to the Zoo and toother centers of activity along the corridor.

Working Group Recommendations

Recommended that initial focus ison activating pedestrian-orientedcommercial development, implementationof streetscape improvements withincreased pedestrian and bike amenities,and establishing a more pleasant anddirect connection from Downtown OldBrooklyn to the Zoo for non-auto users.

42.1 "Downtown Old Brooklyn" Aerial (courtesy Bing Maps)


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INDUSTRIALVILLAGE


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44.7 Voss Industries in Ohio City44.5 Voss Industries

44.4 LJ Minor's Signage

44.3 Proposed LJ Minor's Expansion

44.1 "Industrial Village" Aerial (courtesy Bing Maps)

Priority: Moderate (#6)

Overview

Centered around intersection of West 25St and Queen Ave, the Industrial Villageis situated between the Red Line Rapid train tracks and I-90, is anchored by the Nestle/LJ Minor site and includesresidential pockets on either side of W25as well as Scranton Elementary School atScranton & Barber Ave.

Assets

• Scranton Elementary

Strengths

The Industrial Village node is dominatedby the thriving Nestle / LJ Minor plant,but is also home to the tight-night Barber-Vega-Queen residential community to the West of W25, as well as theScranton Elementary School to the Eastof W25. This node features good transitdowntown, pockets of residential density,and proximity to strong districts (MarketDistrict, La Villa Hispana, Tremont).

Challenges

There is a need for infrastructureinvestments for automobile, transit, bikeand pedestrian users of W25. There is aneed for beautification (green & screen) to reduce perceptions of blight andlack of safety. The location of ScrantonElementary is also problematic given the relationship to the highway. There is

also a need for workforce training andaffordable childcare to facilitate increased

access to the employment opportunitiesin the area.

Working Group RecommendationsStreetscape and infrastructureinvestments are needed along W25 toimprove pedestrian and transit experience.It is also recommended that alternatelocations for Scranton Elementary areexplored to improve the integration andpedestrian access to that educational

facility. Finally, any expansions of theindustrial development in the area need to be conscientious of adjacencies withresidential neighborhoods. Integration of this area with strong neighboring nodes to the north and south would also bebeneficial.

MARKETDISTRICT


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45.3 W25 RTA Station

45.4 Ohio City Farm Stand


45.7 Market Square, Ohio City

45.6 Saint Ignatius

45.5 Market District

45.1 "Market District" Aerial (courtesy Bing Maps)

Priority: Low (#7)

Overview

Centered around intersection of West 25St and Lorain Ave. and anchored by theWest Side Market, the Market District isa hub of commercial activity for the NearWest Side that has regional attraction.

AssetsHome to major employment anchors

Lutheran Hospital, West Side Market,and Voss Industries, this district ischaracterized by dense, mixed usedevelopment, quality transit service, highdensity public housing, and connectivity to Downtown Cleveland and the Flats.• St. Ignatius High School• Dunbar Elementary• Near West Intergenerational School• Garrett Morgan School of Science• Orchard Elementary• Horizon Science Academy• Carnegie West Library• Fairview Park • Market Square Park • Lutheran Hospital• Ohio City Farm• Glass Bubble Project• Saint Wendelin’s Parish• Franklin Circle Church

Strengths

This node benefits from strong, multi-modal connections to Downtown and theFlats as well as diversity and density of

employment opportunities (3rd largestemployment center behind Downtown

and University Circle). Additionally, thisnode is home to several strong schoolsand is recognized as a regional destination

for food and street-level retail. There isstrong market demand for residential,retail and office space at this node.

Challenges

There is significant congestion at thisnode for multiple modes of transportationand there is a need for improved bike

infrastructure. There is also a needfor affordable, quality education andaccompanying after-school programmingin the arts. Although this node benefitsfrom proximity to waterfront amenities, there is a need for better wayfinding andpedestrian access to these amenities.Finally, there is a need for affordable childcare and workforce training programs thatcan broaden access to the employmentopportunities at this node.


The challenges of this node fall largelywithin the mission and capacity of thearea CDC, Ohio City Inc.

ZOOGREENWAY


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46.4 Zoo Promenade

46.3 Elephant Paddock

46.2 Zoo Entrance

46.1 "Zoo Greenway" Aerial (courtesy Bing Maps)

Priority: Low (#8)

Overview

Centered around intersection of West25 St / Pearl Rd. and Wildlife Way, thisnode is anchored by the Metroparks Zoowhich occupies much of the Big CreekValley and is home to the Metroparksadministrative offices.

Assets

• Metroparks Zoo• Calgary Park, future development ofHenniger site

Strengths

The Metroparks Zoo is the major assetfor this node and serves as a regionaldestination with important connections to Brookside Reservation, the future TowPath trail and redeveloped Henniger site.

Challenges

The major challenge for this node ismaking the Metroparks Zoo accessible to transit and bike users, and to make thisregional destination more connected toand supportive of the Brooklyn Centreand Old Brooklyn Downtown commercialfabric.


The challenges of this node fall within the mission and capacity of existingorganizations Metroparks Zoo, BikeCleveland and RTA. It is recommended

that the Metroparks work closely with these agencies and area CDCs to increase

transit and bike access to the zoo, and to better leverage the zoo visitation forsupport neighborhood retail.


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49.1 "Brooklyn Center" Aerial (courtesy Bing Maps)

TRANSIT

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PARSONS BRINCKERHOFF & MICHAEL BAKER INTERNATIONAL [51]

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West 5

th

Street Corridor Transit Analysis

period and 30 minutes during the midday along this segment of the route. Stockyards, West Boulevard, and Cudell. Some major destinations along the


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The route serves the cities of Cleveland, Parma, and Parma Heights. Within

the City of Cleveland, the route serves the neighborhoods of Ohio City, Clark-

Fulton, Old Brooklyn, and Brooklyn. Destinations served by the route include

Downtown Cleveland, Lutheran Hospital, the West Side Market, the Cleveland

MetroParks Zoo, Pearl Brook Shopping Center (79A only), Parma Community

General Hospital (79A only), and the Shoppes at Parma (79A only).

Route 81 – Tremont/Storer

Route 81 operates between Downtown Cleveland (East 3rd and Rockwell) and

the West Boulevard/Cudell Rapid Station. Route 81 is the primary routeconnecting the Tremont neighborhood to Downtown Cleveland and provides

the only connection for this corridor, and indeed for the entire West Side of

Cleveland, to the Steelyard Commons shopping complex. The serves

provides a number of other unique connections, tracing a circuitous

alignment throughout the city’s near west side neighborhoods.

The route operates along Superior Avenue/Detroit Road, West 25 th Street,

Lorain Road, Abbey Avenue, Jefferson Avenue, West 7 th Street, Professor

Avenue, Starkweather Avenue, West 14 th Street, Steelyard Drive, Clark

Avenue, Scranton Road, Southpoint Drive, West 25 th Street, Fulton Road,

Storer Avenue, West 65 th Street, Denison Avenue, Ridge Road, Clinton Road,

West Boulevard, West 98 th Street, and Detroit Avenue, serving the West

Boulevard/Cudell Rapid Station.

Route 81 operates 24 hours a day, 7 days a week. On weekdays andSaturdays, the route operates at 30 minute headways during peak times and

the midday, and 60 minutes during evenings and late night. On Sundays, the

route operates at 45 minute headways during the day and at 60 minutes

during evenings and late night.

The route operates wholly within the City of Cleveland and serves the

neighborhoods of Ohio City, Tremont, Clark-Fulton, Detroit-Shoreway, the

route include Downtown Cleveland, Lakeview Terrace, Lutheran Hospital, the

West Side Market, Steelyard Commons, and the MetroHealth Hospital.

West

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West

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population densitpted thresholds a

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West

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Zero C

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tration of zero car households is a good indicat

r of high transit


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Figure 9: Population Density and ransit Mode Thre holds (2010)

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st 25 th Street, P

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ore issues, parti

rridor. Route 81,

uch of the transit

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ry means of tran

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ntage of househ

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rooklyn Centre s

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number of hou

ever, the areas to

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cars living in area

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to a number of

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nt of households

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West

t 5

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Activit

Activity

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r local residents,


60/122


Figure 10: Zero Car Hou eholds (2008-2012)

Activity

but als

employ

grocer

or con

centers

lower i

locatio

and so

Identifyimport

are pla

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o that attract tra

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atively poor transi

ions that are attr

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ools and college

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it is also importa

isabled, and tran

ns of public and

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the locationsng a corridor’s tra

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the exception of s

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ate area.

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th West 25 th Str

ere throughout th

t connectivity bet

ctions, not just f

from outside.

, retail and entert

s, tourist attractio

services. When i

nt to identify locat

it dependent peo

subsidized housi

of various activitnsit operating en

important roles i

est 25 th Street C

hopping centres,

d tourist attraction

within close prox

chools and librari

ls that host a n

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e region’s largest

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een the corridor

r local residents,

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ns, and hospitals

entifying activity

ions important to

ple, including the

g, governmental

y centers is anironment as they

n the ridership of

orridor that were

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s (Figure 11).

imity to the West

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mber of activity

nd Clark Avenue.

cussed above, all

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ration of tourist

he northeast side

by the numerous

enue which can

d area.

and the adjacent


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69.1 "Zoo Greenway" Aerial (courtesy Google)

MARKET


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2014 West 25th Street Housing Demand Analysis

West 25th Street Corridor


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4WARD PLANNING, INC. [ 71]

4WARD PLANNING INC. 1

West 25 Street Corridor

Housing Demand Analysis

POPULATION & HOUSEHOLDS 7

RETAIL SPENDING 16

HOUSING 20

LABOR MARKET 11

EXECUTIVE SUMMARY 2

APPENDIX 36

November 2014

LIMITING CONDITIONS & CONTACT INFORMATION 39

72

76

80

85

89

105

70


Executive Summary Methodology


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y gy

Population andHouseholds

•Population and household trends are derived from data provided by Esri’s CommunityAnalyst (provides current year estimates and projections based on Census data).Current and near-term (next five years) population and household growth is derived fromthe Census data.

Labor Market

•Existing employment data is collected via Esri’s Community Analyst for the Corridor.Total industry trend data for the County is provided by the U.S. Census’s QuarterlyWorkforce Indicators (QWI). Data on local large employers (those with over 50employees) is collected via InfoFree. Data on primary jobs (a job that is the largestsource of income for an individual) and earnings, and commuting was provided by theU.S. Census’s OnTheMap application, a web-based mapping and reporting application,based on 2002 to 2011 LEHD Origin Destination Employment Statistics (LODES) data,that shows where workers are employed and where they live.

Retail•Retail real estate inventory and trends are derived from data provided by Esri’s

Community Analyst and the Directory of Major Malls Inc.

Housing

•Housing inventory and trend data are derived from Esri’s Community Analyst. Housingpipeline data was collected via U.S. Bureau of the Census Building Permit Estimates.Residential development activity data for the Corridor is collected from pipeline dataprovided by the Cleveland Neighborhood Progress and interviews with local developers.Data on cost-burdened households - those paying more than 30 percent per month onhousing, is provided by the Department of Housing and Urban Development (HUD).Affordable rent for the County is provided by HUD for 50 and 80 percent of Area Median

Income (AMI) and compared to average asking rent data collected via Trulia andPadmapper. Home price data by neighborhood is collected via Trulia, while sale pricetrend data for the Corridor is collected via Loopnet. Near-term housing needs (next tenyears) was estimated based on existing residential real estate inventory and projectionsprovided by Esri, and demand drivers informed by local real estate trends. Residentialconstruction costs data for Cleveland is provided by RSMeans Online and assumesstandard union labor.


EXECUTIVE SUMMARY Geographies


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Legend:

Corridor (1/4-mile buffer)

Travel Shed (2 miles from Corridor buffer)

Primary Market Area (10-min drive contour)

Cuyahoga County

4ward Planning

examined historical and

forecasted socio-

economic, retailleakage/surplus, labor

market trends (for 2010,

2014, and 2019) to

comparatively analyze

the West 25th Street

Corridor (including

sections), the PrimaryMarket Area (a 10-

minute drive from three

major corridor

intersections), the Trade

Area (two-mile buffer

from the Corridor), andCuyahoga County.

LOCAL MARKET AREAS

North

Central

South

CORRIDOR SECTIONS

I-71

I-90


EXECUTIVE SUMMARY Key Trends


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Source: US Census Bureau; Esri; 4ward

Planning Inc., 2014

North

Central

South

CORRIDOR SECTIONS

I-71

I-90

2014 2019 Proj. Change

Corridor (North)

Population: 4,352 4,286 -1.5%

Households: 2,343 2,338 -0.2%

Household Size: 1.70 1.68 -1.2%

Households with Person Over 65 Years: 8.9% 10.9% 22.5%

Median Household Income: $15,075 $15,524 3.0%

Percent of Household Incomes >$75,000: 11.0% 15.6% 41.8%Percent Vacant Housing Units: 13.7% 14.8% 8.0%

Median Home Value: $109,722 $152,857 39.3%

Corridor (Central)

Population: 4,465 4,348 -2.6%

Households: 1,665 1,627 -2.3%

Household Size: 2.55 2.54 -0.4%Households with Person Over 65 Years: 11.0% 13.1% 19.1%


Percent of Household Incomes >$75,000: 5% 8% 49.0%

Percent Vacant Housing Units: 23.2% 25.0% 7.8%

Median Home Value: $65,331 $65,284 -0.1%

Corridor (South)

Population: 3,849 3,761 -2.3%

Households: 1,620 1,589 -1.9%

Household Size: 2.34 2.33 -0.4%

Households with Person Over 65 Years: 11.5% 13.8% 20.0%


Percent of Household Incomes >$75,000: 7.8% 11.3% 44.9%

Percent Vacant Housing Units: 19.3% 20.3% 5.2%

Median Home Value: $73,248 $77,437 5.7%


EXECUTIVE SUMMARY Key Implications


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Housing•Many area households face high housing costs

relative to their incomes.

•Despite flat population and household growth,demand for quality workforce housing isstrong, due to pent-up worker demand fromthose commuting from outside the Corridor.

Population & Households•The population of the Corridor and surrounding

area is aging, and non-family householdformation is increasing. These trends haveimportant implications for housing markets, asnon-family and empty nester householdstypically demand smaller units in higher-density areas.

Retail Spending•Low-incomes, housing cost burdens, and slack labor

market conditions will likely suppress retail demandin the near term for Corridor residents.

•The Corridor has the opportunity, however, to benefitfrom an uptick of professionals in the surroundingarea, in addition to promoting walkable,

neighborhood-centered retail activities.

Labor Market•There remains a considerable amount of slack

in the local and regional labor market, despitemild improvements since the worst of thedownturn. This trend is likely to suppress wagegrowth in the near term.

What i mplications

do the key findings have for the West 25th Street Corridor?

Should current trends continue holding

all other factors constant?

OpportunityChallenge

Neutral


POPULATION & HOUSEHOLDS Key Findings


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Declining population and householdsU.S. Census data and Esri estimates indicate that all three geographies studied have experienced declines in both total population

and number of households in recent years. Going forward, the Corridor, PMA, and County are projected to continue to lose

population through 2019, at a rate of 0.35 to 0.46 percent per year.

Small household sizesHousehold size in the Corridor is fairly small, at 2.2 persons per household, which represents only a modest decline from 2010.

The PMA and County also exhibit small household sizes, at 2.2 and 2.3 respectively, and are also declining modestly. It is common

for urban areas, such as the W. 25th Street Corridor, to have lower-than-average household size, as the housing stock may not be

conducive or desirable for families or larger households.

Non-family and younger householdsConsistent with national trends, non-family households in each geography are growing, while family households are declining. Non-

family households will continue to drive housing demand in the Corridor due to the growing employment needs of nearby large

institutions such as Metro Health. Further, the empty nester age cohort (age 55 to 74) , representing approximately 19 percent of

the population, is the only age cohort exhibiting growth.

Relatively low household incomes

At just over $20,000, the median household income along the Corridor is less than half that of Cuyahoga County households

($42,589) and one-third less than PMA households ($30,305). Fewer than 10 percent of households earn more than $75,000 per

year, and nearly three-quarters of the Corridor’s households earn less than $35,000 per year. Consequently, successful housing

development will require attracting a share of the area’s higher income households into the area (e.g., working professionals).


POPULATION & HOUSEHOLDS Change


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-0.85

-0.43-0.35

-1.14

-0.48-0.37

-0.53-0.65

-0.46

2000-2010 2010-2014 2014-2019

Cuyahoga County Primary Market Area Corridor

2014 2014-2019

Populatio Households Pop Chang HH Chang

Corridor 14,899 6,476 (273) (74)

Primary Market Area 350,208 133,007 (4,555) (1,230)Cuyahoga County 1,393,979 541,402 (17,636) (4,859)

From 2000 to 2014, each

geography experienced a

slight decline in population

and households, a trend

expected to continue through2019, albeit at a slower rate.

Source: Esri, 4ward Planning, Inc.

Population Growth Trends and Projections


POPULATION & HOUSEHOLDS Age & Household Size


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-10.0%

-5.0%

0.0%

5.0%

10.0%

15.0%

20.0%

0%

2%

4%

6%

8%

10%

12%

14%

16%

18%

Pre-School-AgeChildren

Grade School-Age Children

High School andCollege-Age

Young Workforceand Grads

Early StageFamilies

Late StageFamilies

Young EmptyNesters

Older EmptyNesters

Mostly Retired

% C h a n g e

% o f T o t a l P o p u l a t i o n

2010 2014 % Change (2010 - 2014)

-1.2

-1.3

-1.0

0.00

1.2

1.3

1.0

0.00

CORRIDOR

PRIMARY MARKET AREA

CUYAHOGA COUNTY

0

Family HHs Non-Family HHs

Median Age

(2014)

HH Size

(2014)

Corridor 33.8 2.2

Primary Market Area 36.0 2.2Cuyahoga County 41.0 2.3

Household Change by Type(2010-2014)

Corridor Household Change by Age Cohort (2010-2014)

Source: Esri

Within the Corridor,

household size is fairly

small (2.2 persons) and the

empty

nester

(age 55 to

74) cohort, is the only cohortcurrently exhibiting growth.


POPULATION & HOUSEHOLDS Household Income


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-8% -6% -4% -2% 0% 2% 4%

< $35,000

$35K TO $74.9K

$75K TO $99.9K

$100K TO $149.9K

>$149.9K

Cuyahoga County Primary Market Area Corridor

While incomes are,

generally, increasing within

all geographies, the median

household income along the

Corridor ($20,185) is

less than half ofCuyahoga County ($42,589)

and one-third less than the

PMA ($30,305).

Corridor Household Change by Income (2014-2019)

Corridor Households by Income (2014)Median HH

Income (2014)

% Change

(2014-2019)

Corridor $20,185 13%

Primary Market Area $30,305 19%Cuyahoga County $42,589 21%67%

24%

4%

3%

2%

< $35,000

$35K to $74.9K

$75K to $99.9K

$100K to $149.9K

>$149.9K Primary Market Area

Corridor

Source: Esri


LABOR MARKET Key Findings


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Weak wage and salary pressures.

Cleveland’s unemployment rate remains considerably high, relative to pre-crisis norms; while the rate of unemployment has

begun to trend downward, there is relatively low pressure on wage rates and salaries – and, thus, a somewhat constrained

apartment rental and home buying market. As the job market improves (tightens) and wages and salaries rise, greater support

for new residential construction will ensue.

Largest employers are established.Ninety percent of businesses that employ 50 or more workers within the two-mile labor shed have been operating for more than

10 years, with none of them operating for less than three years. The lack of young firms, particularly those that hire many

workers, suggests that increased access to entrepreneurship for Corridor residents, particularly in labor-intensive sectors, could

be a valuable contribution to economic development within the area.

Net job inflow

Both the West 25th Street Corridor and the two-mile Travel Shed are characterized by a net job inflow, meaning that more

workers commute into the geography than leave to work elsewhere. Less than 10 percent of persons who work within the two-

mile radius of the West 25th Street Corridor also reside in the area.

Growth in healthcare, decline in manufacturingAlready the largest industry by employment in all study areas, Health Care and Social Assistance is expected to further expand

through 2020, with nearly 41,000 jobs in Cleveland, alone. Manufacturing is expected to experience employment declines. Both

of these trends are a continuation of those since 2007.


LABOR MARKET Employment


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0

20,000

40,000

60,000

80,000

100,000

120,000

140,000

160,000

Health Care and SocialAssistance

Manufacturing Retail Trade Accommodation andFood Services

Educational Services Administrative andSupport and WasteManagement and

Remediation Services

Professional, Scientific,and Technical Services

2007 2008 2009 2010 2011 2012

0

0

0

Total Industries by Total Employment: Cuyahoga County

From 2007 to 2012, Cuyahoga County experienced the greatest employment

growth in the Health Care and Social Assistance industries, andemployment declines in Manufacturing. Further, the healthcare sector is likely

to remain the region’s dominant industry and source of employment growth for

the foreseeable future – and a strong contributor to housing demand.

Source: US Census Bureau; QWI


LABOR MARKET Large Local Employers


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0 1 2 3 4

Advertising-Agencies & Counselors

Aluminum Wholesale

Ambulance Services

Cancer Treatment Centers

Christmas Trees

Clubs

Concessionaires

County Government Offices

Frozen Specialties - Mfg

Fund Raising Counselors & Organizations

Home Centers

Home Health Care Services

Mailing Lists

Non-Profit Organizations

Office Supplies

Police Departments

Restaurants

Sewer Contractors

United States Postal Service

Blood Banks & Centers

Chemicals & Allied Products - Wholesale

Commercial Printing-Lithographic

State Government-Public Health Programs

General Contractors

Hospitals

Public Elementary & Secondary Schools

Number of Businesses

3 to 5 Years

5%6 to 9 Years

5%

10 or More Years90%

50 to 9950%

100 to24942%

500 to9992%

1,000 to4,999

3%

5,000 to9,999

3%There are 38 large

employers (employing

more than 50 employees)within the two-mile radius of

the Corridor.

Large Employers: Travel Shed (2014) Large Employers by Year Established

Large Employers by Size

Source: InfoFreeNote: Large employers are considered those with over 50 employees.

Ninety percent oflarge employers are f airly

established, operating for

more than 10 years.


LABOR MARKET Primary Jobs and Earnings


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2002 2003 2004 2005 2006 2007 2008 2009 2010 2011

More than $40k 28% 31% 32% 34% 37% 39% 42% 40% 43% 46%

Between $15k - $40k 48% 46% 44% 42% 41% 39% 38% 39% 39% 37%

Less than $15k 24% 24% 24% 24% 22% 22% 20% 21% 18% 17%

Primary Jobs 11,387 11,054 10,518 10,609 10,650 10,781 10,477 9,306 9,965 9,883

0

2,000

4,000

6,000

8,000

10,000

12,000

0%

20%

40%

60%

80%

100%

P r i m a r y J o b s

P e r c e n t W o r k e r s

17% 15% 20%

37% 33%36%

46% 52% 44%

0%

20%

40%

60%

80%

100%

Corridor Travel Shed Cuyahoga County

P e r c e n t W o r k e r s

More than $40k Between $15k - $40k Less than $15k

Earnings Comparison (2011)

Travel Shed

Workers ByEarnings

Employment Primary Jobs per Job Change(2002-2011)(2011) Jobs Sq. Mi.

Corridor 9,883 4,412 (1,504)

Travel Shed 136,055 1,984 (21,453)CuyahogaCounty

668,654 1,463 (33,352)

Source: U.S.Census Bureau, OnTheMap

Note A primary job is the largest source of income for an individual.


LABOR MARKET Commuting


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4WARD PLANNING INC. 15Source: On the Map, U.S Census Bureau, MetroHealth Housing Survey, 2012

2.2%

9.6%

60.8%

Corridor

Travel Shed

Cuyahoga County

9,662

122,947

262,235

0% 20% 40% 60% 80% 100%

Corridor

Travel Shed

Cuyahoga County

Percent of Total

Employed in Area, Live Outside

Live AND Employed in Area

Live in Area, Employed Outside

12%

44%39%

38%32%

15%17%

Owner occupied Renter occupied

No Vehicles 1 Vehicles 2 Vehicles 3+ Vehicles

CorLess than 10 percent ofpersons who work within the two-

mile radius of the West 25th

Street Corridor also reside in the

area.

Vehicles per Corridor Home (2012)

Commuting Patterns (2011)

Percent Workers AlsoLiving in Geography (2011)

Approximately 9,662 persons are

employed within the Corridor

but reside outside theCorridor, representing

potential pent-up

housing demand.

rridor


RETAIL SPENDING Key Findings


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Below-average spending, but….

In 2013, the average household within the West 25th Street Corridor spent less than half (46 percent) the national average

household expenditures on retail goods and dining out. By comparison, households within the 10-minute drive time PMA and

Cuyahoga County spent more (58 and 83 percent of the national household average expenditures on retail goods and dining out,

respectively). However, it should be noted that low- and moderate-income households tend to spend nearly 100 percent of their

discretionary incomes on goods and services (a much higher percentage than for upper income households).

Over 2.7 million square feet of major shopping center space

While the Corridor contains few shopping destinations within its boundaries, there is over 2.7 million square feet of major shopping

center space located within the PMA. Immediately adjacent to the Corridor is the Steelyard Commons, with approximately 900,000

square feet of GLA. Anchored by a Walmart Supercenter, Target, Home Depot, and Burlington Coat Factory, Steelyard Commons has

much retail to offer residents within the Corridor and its surrounding area.

New retail development should target neighborhood-oriented goods and services

Based on the above observations, retail development and business recruitment within the corridor should be focused on small,

authentic businesses (e.g., eateries, craft stores and personal services). Further, many of these types of businesses lend

themselves to being started and operated by local entrepreneurs, who will possess a strong understanding of community needs

and wants.


RETAIL SPENDING Household Retail Spending


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50

48

33

46

46

49

48

46

63

61

42

61

59

62

61

58

88

86

58

88

87

88

88

83

FOOD AT HOME

FOOD AWAY FROM

HOME

APPAREL ANDSERVICES

ENTERTAINMENT ANDRECREATION

PERSONAL CAREPRODUCTS &

SERVICES

HOUSING

TRANSPORTATION

AVERAGE

Corridor Drive Time Area Cuyahoga County

In 2013, retail spending in all geographies

was significantly less than the nationalaverage (which is 100) and lowest in the

West 25th Street Corridor.

$10,283$13,015

$4,895

$6,320$2,531

$3,200

$1,533

$1,943

$1,495

$1,955

CORRIDOR DRIVE TIME AREA

PERSONAL CAREPRODUCTS &SERVICES

APPAREL AND

SERVICES

ENTERTAINMENT AND

RECREATION

FOOD AWAY FROMHOME

FOOD AT HOME

TRANSPORTATION

HOUSING

Household Retail Spending Potential Index (2013)

Source: EsriNote: The Retail Spending Potential Index represents the amount a household spends

relative to a national average of 100, based on U.S. Consumer Expenditure data.

Household Retail Spending


RETAIL SPENDING Retail Stores

l S l


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-

-

2

3

6

1

7

7

2

18

59

7

48

100

100

80

73

72

57

53

45

37

33(23)

(43)

(45)

(60) (40) (20) - 20 40 60 80 100

HOME FURNISHINGS STORES

JEWELRY, LUGGAGE & LEATHER GOODS STORES

BLDG MATERIALS, GARDEN EQUIP. & SUPPLY STORES

ELECTRONICS & APPLIANCE STORESGENERAL MERCHANDISE STORES

BEER, WINE & LIQUOR STORES

CLOTHING & CLOTHING ACCESSORIES STORES

SPORTING GOODS, HOBBY, BOOK & MUSIC STORES

FURNITURE & HOME FURNISHINGS STORES

MISCELLANEOUS STORE RETAILERS

FOOD & BEVERAGE STORES

HEALTH & PERSONAL CARE STORES

FOOD SERVICES & DRINKING PLACES

(Surplus)/Leakage

Stores

There is, on net, sales

leakage in most retail

categories, as a large

share of local residents

purchase retail goods

and services outside thecorridor.

Retail Surplusand Leakage Retail

Businesses

Retail Retail (+) Surplus

(2013, $ Millions) Potential Sales (-) Leakage

Corridor 147 $92 $83 -$9

Drive Time Area 1,863 $2,426 $2,297 -$129Cuyahoga County 7,112 $14,022 $10,648 -$3,374

Source: EsriSurplus Leakage

Retail Store

Capture (2014)


RETAIL SPENDING Major Shopping Centers


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While the Corridor does not contain any major shopping

centers within its boundaries, very nearby is the Steelyard

Commons, with approximately 900,000 square feet of

Gross Leasable Area (GLA). Further,

Over 2.7 million Square Feet of major shopping center

space is located within the 10-minute drive time PMA –indicating little need for additional large scale retail within

the corridor.

Major Shopping Center GLA (Sqft)

Steelyard Commons 900,000The Galleria at Erieview 138,000

The Flats East Bank 300,000Tower City Center 375,000

Ridge Park Square 562,842Midtown Plaza 239,226Garfield Commons 244,592

Total in PMA 2,759,660

Source: Directory of Major Malls, Inc.

North

Central

South


HOUSING Key Findings


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Relatively diverse housing unit structure

The West 25th Street Corridor is the only study geography in which single-family detached homes do not represent the majority of

housing units. Further, the Corridor has the highest percentage of multi-family structures, with 50 or more units representing 16

percent of total housing stock, compared to 11 and nine percent of total housing stock for the PMA and Cuyahoga County,

respectively.

Demand for affordable housing outstrips supplyAccording to U.S. Census data, half of all renters within the Corridor’s associated ZIP codes are cost-burdened, meaning they pay

more than 30 percent of their incomes on housing (rent or mortgage payments, and heating). Further, lower-income households

are far more likely to be cost-burdened, which is particularly relevant for the West 25th Street corridor, given its large share of lower-

income households.

Increasing residential development activity

While still well below pre-crisis levels, residential permit activity within Cleveland has picked up in recent years, suggesting growing

confidence on the housing market, especially for multi-family rental units. Within the West 25th Street Corridor, there are 112 new

units currently being planned within the North and Central sections of the Corridor – a favorable indication for additional private

sector investment to occur within the Corridor in the near term.

Strong housing demand for new unitsBased on pent-up demand, commuter patterns, and turnover of the current housing stock due to age, a supply and demand

analysis indicates there is a demand for approximately 3,000 additional housing units in the West 25th Street Corridor over the

next the next 10 years. Based on analysis of the area housing market, we estimate future demand will be equally divided between

for sale and rental units (50/50).


HOUSING Supply/Demand Assumptions

Key Assumptions Underpinning the Growth Scenarios for 10 Minute Drive Contour


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Key Assumptions Underpinning the Growth Scenarios for 10-Minute Drive Contour

Net Household Formation Increases by zero percent per Annum under the Flat Growth scenario and -0.2

percent under the Negative Growth scenario from 2014 to 2024The negative annual household growth assumption is based on Esri household projections from 2014 to 2019. A zero growth

assumption is utilized for comparison purposes, as the rate of household decline has been slowing in recent years.

Number Employed within the 10-Minute Drive Contour Increases from 206,876 in 2014, to 228,520 by 2024This estimate is based on a modest average annual growth rate of one percent over 2014 base employment numbers.

90 Percent of Those Working in the Study Area Live ElsewhereNearly nine out of every 10 of people working in the two-mile Travel Shed do not also live there.

Ten Percent of Those Working in the Study Area but Living Elsewhere Represent Pent-Up DemandBased on a conservative estimate of existing pent-up demand preferences, it is assumed one in 10 workers would trade their

commute if there were adequate housing choice in the study area. This is based on the supposition that an employer assisted

housing (EAH) program policy aimed at promoting live-near-work housing could offer incentives that would be implemented.

Seven Percent of the Study Area’s Current Housing Stock is Physically Obsolescent and UnmarketableJust over 60 percent of the study area’s housing stock was built before 1940, increasing the incidence of physical obsolescence.

1.75 Percent of the Study Area’s Remaining Housing Stock Becomes Obsolescent, AnnuallyAll housing stock gradually wears out over time and, on average, 1.75 out of every 100 units becomes obsolescent, annually.

Study Area will Maintain an Annual Housing Vacancy Rate of Approximately 17 PercentThe study area’s annual vacancy rate will remain relatively high, based on existing and projected conditions.


HOUSING Inventory

Housing Tenure & Vacancy Trends


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0%

10%

20%

30%

40%

50%

60%

Single Family Duplex 3-4 units 5 to 9 units 10 to 19 units 20 to 49 units 50 or more Mobile home

Corridor (North) Corridor (Central) Corridor (South)

25%

44%

40%

37%

75%

55%

60%

63%

CORRIDOR (NORTH)

CORRIDOR (CENTRAL)

CORRIDOR (SOUTH)

TOTAL CORRIDOR

Single Family Multfamily

17%

23%

28%

23%

70%

54%

53%

59%

14%

23%

19%

18%

Owner Occupied Units

Renter Occupied Units

Vacant UnitsHousing Type and Tenure (2012)

Source: Esri, American Community Survey

Housing (2014) Units Percent

Corridor (North) 2,714 39%

Corridor (Central) 2,168 31%

Corridor (South) 2,007 29%Total Corridor 6,889 100%

Housing Tenure & Vacancy Trends

54 585

9 58

32

26 23 2314 17 18 19

2000 2010 2014 2019

Renter-occupied Owner-occupied Vacant


Housing Comparison by

HOUSING Residential Pipeline


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51

69

65

61

15

15

17

15

11

9

15

12

16

8

CORRIDOR (NORTH)

CORRIDOR (CENTRAL)

CORRIDOR (SOUTH)

TOTAL CORRIDOR

Before 1940 1940 to 1959 1960 to 1979 1980 to 1999 2000 or Later

2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014

Five or More Family 25 40 45 40 40 30 30 40 88 88 -

Three and Four Family 46 46 39 22 9 6 6 3 6 6 -

Two Family 12 12 10 2 - - - - - - 70

Single Family 374 345 253 184 109 87 91 86 132 132 195

Total 457 443 347 248 158 123 127 129 226 226 265

-

50

100

150

200

250 300

350

400

450

500

U n i t s

61 percent of the homeswithin the Corridor are older

homes, built before 1940.

Housing Comparison by Year Structure Built, 2012

Residential Building

Permits: Cleveland*

Source: U.S. Bureau of the Census Building Permit Estimates*2014 data represent cumulative permits as of September 2014.


HOUSING Major Residential Development


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$0

$500

$1,000

$1,500

$2,000

$2,500

$3,000

0

20

40

60

80

100

120

140

1-Bdr 2-Bdr Studio 1-Bdr 2-Bdr 1-Bdr 2-Bdr

Lofts at Lion Mills Uptown Hazel 8

R e n t R a n g e

U n i t s

Units Min Rent Max Rent

Market Rate - University CircleAffordable - Corridor

58%42%

66%

34%

100 percentof all new units in Uptown

and Hazel 8 apartments in

University Circle have been

leased. The majority are1-bedroom apartments.

Recent Development Projects

Name Type Location Status Units

Lofts at Lion Mills Apartments Corridor 1Q 2016* 36

Duck Island Townhomes Corridor Design Review 6

Uptown Apartments University Circle 100% Leased 157

Hazel 8 Apartments University Circle 100% Leased 59

11%

77%

11%Studio 1-Bdr 2-Bdr

Source: Ohio Housing Finance Agency, 2014 Low Income Housing Tax Credit Proposal, Phone interviews with leasing offices

*If awarded tax credits


HOUSING Corridor Residential Pipeline

1 n u


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# Name Units Type

1 Vacant Residential NA Land (4+ Acres)2 New Construction 9 Townhomes

3 Wagner Awning Building 50 Market Rate Rental

New Construction 12 For Sale Homes

4 Former St. Michaels School 15 Market Rate Rental

5 Metro Lofts Apartments 21 Condos

6 New Construction 5 Townhomes

TOTAL 112

Source: Email correspondence with Tremont West Development Corporation, 2014

12

3

4

5-6

112

new

units

are currently being planned along the

Corridor, representing both ownership and

rental opportunities. All of these proposed

units are located within the North and Central

sections of the Corridor, within a mile of the

MetroHeatlh Medical Center.

North

Central


HOUSING Affordability

Cost-Burdened Households by Income (2012)*


95/122



50 percent of all renters

in the Corridor were cost-

burdened in 2012.

7 8 %

5 6 %

3 4 %

5 %

1 %

8 2 %

5 4

%

1 9 %

7 %

2 %

8 5 %

5 5

%

2 8 %

1 4 %

5 %

LESS THAN$20,000

$20,000 TO$34,999

$35,000 TO$49,999

$50,000 TO$74,999

$75,000 ORMORE

Corridor ZIP Codes Cleveland Cuyahoga County

50%

53%

48%

36%

34%

28%

CORRIDOR ZIP CODES

CLEVELAND

CUYAHOGA COUNTY

Owner-occupied Renter-occupied

Cost Burdened Households by Income (2012)

...By Income ...By Tenure

Sources: American Community Survey, HUD, Trulia, Paddmapper

* Includes census tracts that intersect the Corridor buffer.

Cuyahoga County Affordable Rents (30% of household income)

50% of AMI 80% of AMI Avg. Asking Rent Range (Oct 2014)

1-Person HH $566 $905 $360-$479 Studio/1 Bdr2-Person HH $646 $1,035 $500-$755 1 Bdr - 2 Bdr

3-Person HH $728 $1,164 $630-$755 2 Bdr - 3 Bdr

4-Person HH $808 $1,293 $755 3 Bdr


HOUSING Home Values

Altho gh a erage home al es in

10 Y 5 Y Y O Y


96/122



Although average home values in

Cleveland have fallen significantly over

the past decade, average values

have risen by two and 15 percent,respectively, over the past year. Except

for Clark Fulton, Corridor neighborhoods

have experienced a year-over-year

increase in single-family home values.

$30,000

$50,000

$70,000

$90,000

$110,000

$130,000

$150,000

Sep 2004 Sep 2005 Sep 2006 Sep 2007 Sep 2008 Sep 2009 Sep 2010 Sep 2011 Sep 2012 Sep 2013 Sep 2014

Cleveland (SF) Clark FultonOhio City Old Brooklyn

Tremont Cleveland (Condo)

10 Year

Change

5 Year

Change

Y-O-Y

Change Sep-14

Clark Fulton $41,200 -34% -29% -7%

Ohio City $62,600 1% -5% 7%

Old Brooklyn $67,800 -33% -12% 5%

Tremont $73,800 5% 13% 21%Cleveland (SF) $54,100 -33% -16% 2%

Cleveland (Condo) $119,300 -9% -2% 15%

Home Value Trends by Type & Neighborhood

Source: TruliaNote: No condo data available for selected neighborhoods.


HOUSING Sale Price Trends

Median Sales Price: Cleveland


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$0

$10,000

$20,000

$30,000

$40,000

$50,000

$60,000

$70,000

2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014

P r i c e p e r U n i t

Year Listed

Garden/Low-Rise Duplex/Triplex/Fourplex Mid/High-Rise

Median Sale Price: Cleveland

Jul-Oct '14 Y-O-Y

1 Bdr $82,700 -4.4%

2 Bdr $96,000 54.8%

3 Bdr $64,000 20.0%

4 Bdr $89,000 2.5%

All $79,250 13.2%

Multifamily Asking Sale Price Trends: Cleveland

Source: Trulia, Loopnet, as of Oct 2014


HOUSING Employer Housing Needs and Opportunities

Interview with MetroHealth Representatives


98/122



Source: MetroHealth Housing Survey, 2012

• Demand for Local, Quality Workforce Housing. According toMetroHealth representatives, the supply and quality of workforce housing near

the hospital (affordable for-sale and rental) is inadequate in the eyes of manyhospital employees. A recent housing survey confirms that many more

employees would move to the area if better housing stock existed near

the hospital. Hospital staff also recognize that quality workforce

housing is essential in attracting and retaining employees

(a key recruitment issue), and enabling staff to quickly respond in

potential emergencies at the hospital (a resiliency issue).

• Joint-Development Opportunities: The hospital is in the process ofexpanding and redeveloping its campus facilities, and is also interested in

improving the local supply of workforce housing. MetroHealth is open toexploring the relocation of existing administrative offices into a mixed-use

joint-development within the corridor, accommodating upper floor residential

and ground-floor retail space.

l

ar

more

near


HOUSING Pent-Up Housing Demand Preference

Housing Preference by Type: Metro Health Employees (2012)Apartment 6%

MultifamilyHome 3%


99/122


4WARD PLANNING INC. 30Source: MetroHealth Housing Survey, 2012

SingleFamily58%

Condo/Townhome

33%

Apartment 6% Home 3%

1-2Bdrm,22%

3-4

Bdrm,78%Security

andParking

56%

Cost ofHousing

27%

NeighborhoodConveniences

9%

Proximity toCulture 7%

FurnishedLiving 1%

82% 62%

18%38%

A LL RE SP ON DE NTS C UR RE NT CO RR IDO RRESID ENT S

Own Rent

58 percent of MetroHealth employees who

responded to a 2012

housing survey felt that a

single-family home wouldbest suit their lifestyles if

they could live closer to the

W 25th /Pearl Rd corridor.

78 percent of MetroHealth employeespreferred a larger-sized

home with containing

3- to 4-bedrooms.

Security and parking isranked the most important

housing amenity, with

cost of housing as the

second most important

consideration.


HOUSING Pent-Up Housing Demand Preference

MetroHealth MedicalR id b ZIP C d

Interest in Living Closer to WorkMetro Health Employees (2012):


100/122



30 percent of MetroHealth employees who

responded to a 2012housing survey preferred

to live closer to work.

Residents by ZIP Code

Source: MetroHealth Housing Survey 2012, Interview with Government Relations and Community Affairs staff, 2014

Currently, there are 750 medical residents

participating in MetroHealth’s one- to six-year residencyprograms, with approximately 44 percent residing within ZIP

codes located outside of the Corridor. Many of these residents

are under 30 and likely prefer short-term rental

housing. It is likely that a large share of these

professionals, who reside outside the immediate area

represent pent-up housing demand, as manywould likely prefer to live closer to the hospital

if quality rental housing were available.

44109

MetroHealth

Medical Center

44144

4410244113

Outside Corridor Zip codes

o ese res en s

ntal

e

iate area

tal

No,70%

Yes30%

Metro Health Employees (2012):

2 8 7

1 3 4

1 4 7

1 8 2

44109 44113 44102 44144


HOUSING Single-Family Demand

Projected Single-Family Housing Demand and Corridor Capture1 5191 540 15 400) Net SF Demand in PMA (Flat Growth) Net SF Demand in PMA (Neg Growth)

50% Net Housing Demand in PMA

10% Capture in Corridor


101/122


4WARD PLANNING INC. 32Source: 4ward Planning Inc.

0% 0%

25%

45%30%

STUD IO 1 BD R 2 BDR 3 BD R 4+ BD R

75%

25%

OWN ER REN TER

1,519

1,421

1,495

1,360

1,380

1,400

1,420

1,440

1,460

1,480

1,500

1,520

1,540

2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024

13,600

13,800

14,000

14,200

14,400

14,600

14,800

15,000

15,200

15,400

S F H o u

s i n g C a p t u r e ( C o r r i d o r )

N e t S F

D e m a n d ( P M A )

Net SF Demand in PMA (Flat Growth) Net SF Demand in PMA (Neg. Growth)

Corridor SF Capture (5%, Flat Growth) Corridor SF Capture (5%, Neg Growth)

Single-Family Demand Capture Assumptions: Corridor

…by Bedroom Type …by Tenure …by Income Category

40%45%

15%

H I G H( $ 7 5 K + )

L O W - M O D( $ 3 5 - $ 7 4 . 9 K )

V E R Y L O W( > $ 3 5 K )

“Very Low equates to roughly 120% of the Area (County) Median

Family Income ($62,200) as defined by

U.S. HUD.”


1 5191 540 15 400

Projected Multifamily Housing Demand and Corridor Capture

HOUSING Multifamily Demand

50% Net Housing Demand in PMA

10% Capture in Corridor


102/122



25%

55%

20%

H I G H($75K+)

LOW-MOD( $ 3 5 - $ 7 4 . 9 K )

VERY LOW( > $ 3 5 K )

25%

75%

OWN ER RENTER

5%

35% 35%

25%

0%STU DIO 1 BDR 2 BD R 3 BDR 4+ BDR

1,421

1,519

1,495

1,360

�

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