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The Warehouse District Plan Downtown Development Initiative City of Columbus, Department of Trade and Development

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Page 1: Downtown Development Initiative...four stages: Formation of Goals/Vision Statement, Issue Identification/Analysis of Assets, Plan Development/ Documentation, and Plan Review/ Adoption

The Warehouse District PlanDowntown Development Initiative

City of Columbus, Department of Trade and Development

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Columbus City Council

Matthew D. Habash, PresidentJennette B. BradleyMichael C. MentelFrederick L. Ransier IIIMaryellen O’ShaughnessyRichard W. SensenbrennerCharleta B. Tavares

Downtown Development Commission

Harrison Smith, ChairJulia JohnsonBob LoversidgeMike LuskJana ManiaceSteve WittmannKen Cookson

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The Warehouse District Plan

July, 2000

Michael B. Coleman, MayorCity of Columbus, Ohio

Mark Barbash, DirectorDepartment of Trade and DevelopmentPatrick Grady, Deputy DirectorEconomic Development and Planning ServicesStephen R. McClary, AdministratorPlanning OfficeDick Ritchie, ManagerNeighborhood Planning Section

Prepared by:Craig Noreen, Senior Planner

Graphics by:Jay Kurowski, Graphic Designer

The Warehouse District Plan was adopted by City Council on July 24, 2000 as the official guidefor the Warehouse District Planning Area. The plan provides recommendations and establishesguidelines to direct future decisions and influence policy development. Please direct allquestions regarding the content of this plan to city of Columbus Planning Office, 109 N. FrontStreet, Columbus, Ohio 43215.

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Letter from the Director

On July 24, 2000 City Council adopted The Warehouse District Plan as the city’sofficial guide for land use, development and urban design in the Warehouse DistrictPlanning Area. As a sub-district of downtown Columbus, the Warehouse District is avital component of our city’s urban and cultural center. Implementing the plan’srecommendations for this district will serve to further the exceptional growth andrevitalization of downtown Columbus.

The Planning Office prepared The Warehouse District Plan in recognition of thearea’s need for a cohesive purpose and direction. The plan has been prepared withthe assistance and input from numerous stakeholders including property owners,developers, design professionals, and business interests. It is our goal that thisdocument be used by the private and public sectors as a working reference ofplanning guidelines and policies for the Warehouse District Planning Area.

Mark Barbash, DirectorDepartment of Trade and Development

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Acknowledgments

The city of Columbus wishes to thank the following individuals for their participationin the planning process. This plan would not have been possible without theirassistance. The Planning Office is especially grateful to the working committee fortheir extraordinary commitment and dedication throughout the process.

Steve Burigana*Corporate Construction Services

John Burns*Central Ohio Welding

Sal CaradonnaHarmony Ball Company

Chan ChandlerPhillip Markwood Architects

Tony Colosimo*3D/Group, Inc.

Fr. Ambrose Eckinger, OP*Saint Patrick Church

Michael FitzpatrickArchitectural Alliance

Doug GrafThe Ohio State University

Bill Hall*Central Ohio Fire Museum

Brian HigginsOSU Graduate Student

Dennis Horton*Corporate Construction Services

* Working Committee Member

Dwain LeeDwain Lee Architects

Randy LiddleCorporate Construction Services

Sally Luken*Faith Mission

Louis MoonOSU Planning Intern

Dave Schroeder*Ross Division of Abbott Labs

Steve Shinn*Phillip Markwood Architects

Bob Shook*Columbus State Community College

Tim Taylor*CB Richard Ellis

Phil Yoder*ICOM Multimedia

John Ziegler Jr.*Buckeye Printing and Mailing

John Ziegler Sr.*Buckeye Printing and Mailing

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The Warehouse District will be a distinct mixed-usedistrict that includes residential, commercial, office, andlight manufacturing. These uses will complimentsadjacent districts and support nearby public facilitiesand institutions. Uses will include residential lofts,condos, and studio apartments; drug stores, grocerystores, and other retail supporting residential uses;hotels, restaurants, and night clubs; loft offices forphoto studios, art studios, etc.; small corporate offices;and light manufacturing firms. A passive park will becentrally located, preferably near a public building.Streetscape improvements will serve to establish acohesive image for the district. New in-fill buildings willreinforce the architectural character of the area andrespect the district’s existing buildings in terms of scaleand materials. Redevelopment of existing buildingswill seek to preserve/restore exterior facades.

Warehouse District Working Committee

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Table of Contents

I. Introduction and Overview

A. Purpose and Objectives of the Plan 1B. The Warehouse District Planning Area 2C. Participants and the Planning Process 4

II. Background and Key Characteristics

A. General History of the Warehouse District 6B. Downtown Districts and Adjacent Institutions 7C. Architectural Styles and Building Type 8

III. Current Conditions in the Planning Area

A. Existing Land Use and Zoning 9B. Traffic and Circulation Patterns in the Area 10C. Streetscapes and the District’s Image 11

IV. Growth, Change, and Opportunities

A. Recent Developments and Emerging Trends 12B. Market Demands in Downtown Columbus 13C. Development/Redevelopment Potential 14

V. Sub-District and Influence Area Recommendations

A. Appropriate Land Uses in the District 15B. Traffic, Circulation, and Transportation 16C. Surface Parking and Parking Structures 17D. Urban Design Recommendations 18E. Streetscape Elements for the District 19F. Curbs, Sidewalks, and Tree Lawns 20G. Building Signage and Illumination 21H. New Development and Redevelopment 22

VI. Next Steps for the Warehouse District

A. Guidelines for Plan Implementation 24B. Suggestions for Marketing the District 25

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Introduction and Overview

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Page 1

Purpose and Objectives of the Plan

The Warehouse District Plan wasprepared to establish guidelines for thedistrict and stimulate interest in itsfuture. Recommendations wereprepared to guide land use,development/redevelopment andstreetscape/urban design.

The following four objectives wereidentified as key goals of the plan:

á Delineate district boundaries withmajor land users.

á Promote a mixture of uses withinexisting and future buildings.

á Encourage in-fill that reinforces thedistrict’s unique architecturalcharacter.

á Foster a strong district identitythrough purposeful urban design.

The recommendations in this Planprovide guidance to the developmentcommunity and property owners asnew development and renovations areproposed for the Warehouse District.The Plan’s recommendations will beused in the review of project proposalsto provide guidance to the DowntownCommission as they conduct projectdesign reviews under the provisions ofthe Zoning Code.

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Page 2

The Warehouse District Planning Area

The Warehouse District Planning Areais bound by I-670 and the Conrailrailroad tracks on the north, GrantAvenue on the east, Long Street onthe south, and N. Third Street on thewest. The Planning Area includes theZoning Code Sub-District, InfluenceArea, and Future Development Area.

Warehouse District Planning Area

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Page 3

Zoning Code Sub-DistrictThe Zoning Code’s Warehouse Sub-District represents the core of theWarehouse District Planning Area.This portion of the planning areacontains legally established standardsrelating to building height, setback,and land uses. These standardsensure consistency in scale andstreetscape to strengthen theWarehouse District character. Inevaluating future project proposalswithin the Zoning Code’s WarehouseSub-District, the provisions of this planwould provide additional guidance.

Influence AreaThe Warehouse District PlanningArea includes a larger geographicarea reaching well beyond the ZoningCode’s Sub-District. This larger areacontains fewer contributing buildingsand a greater amount of undevelopedland. The area is clearly influenced bythe Zoning Code’s Warehouse Sub-

District and should be guided in asimilar land use and urban designdirection. However, there areopportunities to blend the old and newand to carefully introduce a broadervariety of building materials withoutdetracting from the District.

Future Development AreaThe area designated as “FutureDevelopment Area” represents one ofthe largest undeveloped tracts of land inthe downtown. As part of the DowntownDistrict, there is a range of permitteduses for this area including residential,institutional, commercial, office, andmanufacturing. Since this land is largelyundeveloped, there are few physicalqueues in place for making specificurban design recommendations at thistime. Nevertheless, future developmentwithin this area should maximize the useof the land and be sensitive to its urbancontext. No other provisions of this planaddress this area.

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Page 4

Participants and the Planning Process

The Warehouse District Plan wasprepared by the city’s Planning Officein cooperation with a committee ofarea property owners, developers,design professionals, and businessinterests. This group, assembled priorto initiation of the planning process,was established to ensure that the planwould reflect the needs and aspirationsof area stakeholders.

The planning process consisted offour stages: Formation of Goals/VisionStatement, Issue Identification/Analysisof Assets, Plan Development/Documentation, and Plan Review/Adoption. In addition, the PlanningOffice hosted a charette to formulatedesign solutions for the district andorganized a tour of the district tostimulate interest in the area.

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Formation of Goals/Vision StatementThis initial step in the process requiredthat the working committee establish adirection and conceptual construct forthe Warehouse District.

Issue Identification/Analysis of AssetsThe working committee was asked bycity staff to assess the district’s assetsand liabilities during this phase of theplanning process.

Plan Development/DocumentationThis stage involved the preparation ofplanning recommendations and theplanning document by city staff. Amarketing brochure summarizing thecontents of the plan was also preparedduring this period. Review andcomment by committee members wassolicited throughout this phase.

Plan Review/AdoptionThe final step in the process includedthe presentation of the plan to thegeneral public for their comments,review of the plan with the DowntownDevelopment Commission for theirendorsement, and submission of theplan to City Council for its adoption.

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Background and Key Characteristics

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Page 6

General History of the Warehouse District

The city’s original 1834 boundariestook in the southwest corner of theWarehouse District, including N. Thirdand N. Fourth Streets between Springand Naghten Streets. Growth of thecity eastward resulted in theannexation of the rest of the districtsouth of Naghten Street in 1847. Theremaining portions of the district northof Naghten Street were annexed in1862 and 1870.

By the outbreak of the Civil War, amanufacturing and warehouse areahad developed along the railway northof the original business district. As thecity’s economy and rail system grew,so did the area. As more people cameto work in the district, more housingwas built. St. Patrick’s RomanCatholic Church, dedicated in 1853,also grew with the neighborhood. Theoriginal building was remodeled in1877 and expanded in 1900 and 1913.

The district continued to thrivethroughout the first half of thetwentieth century. But as the railroadsbecame less important to the city’seconomy, warehousing and othertransportation-related activity in thearea began to decline. Much of thedistrict was vacant and deterioratingby the 1970’s. Today, few remnants ofthe area still exist.

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Page 7

Downtown Districts and Adjacent Institutions

The emergence of downtown districtshas played a significant role in theevolution of downtown Columbus.Presently, there are five adopteddevelopment plans for districts locatedin the downtown area: the BreweryDistrict Plan, Downtown South Plan,Grant/Washington Discovery DistrictPlan, North Market Plan, and PenWest Plan.

The Warehouse District, located northand west of the Discovery District, is inclose proximity to its many institutionsand public buildings. Columbus StateCommunity College borders the districton its east; Columbus College of Art

and Design on its south. Many othersignificant institutions located in theDiscovery District are within walkingdistance of the planning area.

Additional nearby districts include theNorth Market and the Arena District,both of which are located west of theplanning area. Nationwide Boulevard,which links the Warehouse Districtwith the Arena District, provides easyaccess for both pedestrians andvehicles. Nationwide Boulevard alsoprovides a physical connection to theColumbus Convention Center, whichborders the western edge of theplanning area.

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Page 8

Architectural Styles and Building Type

The Warehouse District containsbuildings representing a variety ofarchitectural styles. The Schoedingerbuilding is a second renaissancerevival building designed in 1900 forthe FOSCO sheet metal company.Engine House #16, built in 1908, is anexcellent example of Gothic Revivalarchitecture. The Central Ohio PaperCompany building, completed in 1915,was built in the Chicago Style. Itswindows and building composition aretypical of this style.

The district provides several goodillustrations of the warehouse buildingtype. The Bradford Shoe Companybuilding, which is listed on the NationalRegister of Historic Places,exemplifies warehouse construction.Its concrete frame and large windowopenings are clearly expressed in itselevations. This building’s largewindows with their steel industrial-typesash are typical of early 20th centurywarehouse construction. Another keyfeature of this building type is the useof ornamentation to accentuate thebuilding’s main entry.

The COPCO building and the BobbCompany building provide excellentexamples of this technique. The BobbCompany building, which was built in1914 as a wholesale grocerywarehouse, also provides an excellentexample of the loading dockscharacteristic of the warehousebuilding type.

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Current Conditions in the Planning Area

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Page 9

Existing Land Use and Zoning

The largest current land use in theWarehouse District is parking. Itaccounts for approximately one-thirdof all land in the planning area.Warehousing/light manufacturingrepresents the second largest land usein the district. Much of this land use islocated north of Mt. Vernon Avenue.Institutional-related uses are also asignificant land use, particularly alongthe eastern boundary of the planningarea. While the number of offices inthe core of the district is rising, thisland use accounts for less than tenpercent of the district. Commercialand entertainment-related uses, which

represent only a small fraction of theoverall area, are limited to the westernand southern boundaries of thedistrict. Lastly, the Warehouse Districtcontains several vacant buildings andlarge parcels of vacant land. Theseaccount for over twenty percent of theoverall planning area.

The entire planning area is zonedDowntown District (see Chapter 3359of the Columbus City Codes).Additional provisions and standardsare included for a portion the planningarea identified as the Warehouse Sub-District (see section 3359.23).

Existing Land Use Map

Legend

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Page 10

Traffic and Circulation Patterns in the Area

Traffic patterns in and around theplanning area have a significantinfluence on the way in which thedistrict is used, accessed, and linkedto other districts. N. Third Street is asouthbound, one-way thoroughfare,which serves as the planning area’swestern boundary. N. Fourth Street,which is located one block east, is anorthbound, one-way thoroughfare.While both of these streets aresignificant for vehicular access intoand out of the downtown area, theyalso function as barriers forpedestrians using the district oraccessing other districts.

Spring and Long streets are alsosignificant one-way thoroughfares thatprovide access into and out of thedowntown area. Spring Street is awestbound thoroughfare; Long Street,which serves as the planning area’ssouthern boundary, is an eastboundthoroughfare. Like N. Third and N.Fourth streets, these thoroughfaresdiscourage pedestrian movementbetween downtown districts.

Naghten Street and Mt. VernonAvenue are also one-way streets thatrun east and westbound. Located inthe core of the district, these pairedstreets connect Nationwide Boulevardwith Cleveland Avenue. While thesestreets are narrower and less traveledthan streets previously mentioned,traffic volume is anticipated to increasewith the opening of Nationwide Arena.This poses a more significantchallenge to the actual and perceivedcohesiveness of the district and itsability to be a pedestrian-orientedenvironment.

Thoroughfare Map

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Page 11

Streetscapes and the District’s Image

Currently, the Warehouse District andits streets lack visual interest andappeal. Its streetscapes are clutteredwith poles and overhead wires. Amyriad of telephone, cable TV, andelectric lines fill the sky. Existingstreet lights do not improve the area’sappearance. Poles and luminaries aregeneric and fail to help establishinterest or identity for the district.

Most streets in the planning area donot have street trees. Typically,concrete extends from the curb to thebuilding’s edge without a tree lawn ortree pits. In addition, most parking lotsare not buffered with shrubs or trees,providing no visual relief from the largeexpanse of pavement.

Many of the streets, curbs andsidewalks in the planning area are indisrepair. Curbs in some locations arecrumbling. Sidewalks are frequentlypitted, cracked, and/or uneven; mostare poorly maintained. Some bricksidewalks and alleys still remain in thedistrict. These are generally in goodcondition and add to the area’s visualinterest.

The planning area is also plagued withbillboards. These large signs detractfrom the district’s visual appeal andhinder its ability to establish a positiveimage and identity.

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Growth, Change, and Opportunities

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Page 12

Recent Developments and Emerging Trends

Downtown Columbus has experiencedextraordinary changes during the pastdecade. New development spurred onby strong economic growth hasgenerated renewed interest andenthusiasm in the downtown area. Theaddition of Nationwide Arena and theexpansion of the Convention Centerreflect the vitality of downtown and itsidentity as the centerpiece of themetropolitan area.

Several recent trends have emergedas interest in downtown Columbuscontinues to grow. Enthusiasm overhousing in the downtown area hasresulted in the planning/construction ofseveral significant residentialdevelopment projects.

The preservation and reuse of existingbuildings has also become moreimportant over the last several years.Currently, several large developmentprojects in the downtown area involvethe reuse of existing buildings.

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Market Demands in Downtown Columbus

There is an unaddressed demand foraffordable housing in downtownColumbus. Buildings in the WarehouseDistrict are particularly well suited forredevelopment as residential loft space.The district’s proximity to educationalinstitutions and major downtownemployers makes it an ideal location forstudents and professionals.

The market for hotels in the downtownarea is also very good. The district’sproximity to the Columbus ConventionCenter and the Arena District alsomakes the Warehouse District anattractive location for hotels.

With a strong market for downtownoffice space, existing buildings withinthe Warehouse District are also wellsuited for adaptive reuse as officebuildings.

Retail space is also less likely in theWarehouse District given its proximityto City Center. Exceptions includebusinesses that provide for arearesidents (e.g. pharmacies, grocerystores, etc.), restaurants or other‘destination’ type uses, andbusinesses that support officefunctions (e.g. office supply stores,copy centers, etc.).

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Development/Redevelopment Potential

Currently, there exists tremendouscapacity for development andredevelopment in the WarehouseDistrict. This is due to the area’s largeamount of undeveloped andunderdeveloped land.

Approximately 20% of the planningarea is vacant land. Another 30% ofthe planning area is used for parking.This undeveloped and underdevelopedland provides significant opportunitiesfor new development.

In addition, several warehouse andcommercial buildings in the planningarea are currently vacant. Thesestructures, ripe for redevelopment,offer extraordinary potential asresidential, commercial, and/or officespace. In addition, a number of thebuildings in the district areunderutilized. These may becandidates for redevelopment as theoverall district develops.

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Sub-District and Influence AreaRecommendations

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Appropriate Land Uses in the District

á Promote and support a mixture ofresidential, commercial, and officeland uses.

á Endorse land uses that supportnearby public facilities andinstitutions, such as the ColumbusConvention Center, ColumbusState Community College, etc.

á Reinforce commercial and officeland use along major thoroughfaresbordering the district.

á Support sidewalk cafes forrestaurant/entertainment uses.

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Traffic, Circulation, and Transportation

á Work with the City’s TrafficEngineering and Parking Divisionto develop pedestrian-friendlystreets in the district.

á Reinstitute two-way vehicular trafficand narrow/landscape intersectionson Naghten Street and Mt. VernonAvenue.

á Improve signalization to facilitateflow within the district andconnections to adjoining districts.

á Work with COTA to identifylocations needing access to publictransportation. Lobby for additionalbus stops and the placement ofarchitecturally consistent shelters.

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Surface Parking and Parking Structures

á Disallow new surface parking lotswithin the district.

á Encourage the elimination ofexisting surface parking lots atintersections.

á Locate off-street parking behind orbetween buildings for all newdevelopment.

á Use street-front display windows orprovide ground floor commercial/office space in parking structureswithin the district.

á Develop a long-term parkingstrategy in conjunction withadjacent institutions and publicfacilities to address overall parkingrequirements for the area.

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Urban Design Recommendations

á Prioritize streets and work with theappropriate entities to bury electric,telephone, cable TV, street light,traffic signal cables, and any otheroverhead lines.

á Encourage the removal of existingbillboards and disallow constructionof any new billboards.

á Install district-wide markers thathelp to distinguish the area, defineits edges, and provide keyinformation.

á Develop an urban park that iscentrally located, pedestrian-oriented, and nearby/adjacent to apublic facility, such as the CentralOhio Fire Museum and LearningCenter.

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Streetscape Elements for the District

á Establish design consistencyamong all streetscape elements,including tree grates, bike racks,etc., in order to foster a cohesiveimage for the district.

á Implement new pedestrian-scale“Acorn” luminaries in accordancewith the Columbus DowntownStreetscape Plan.

á Install four to five-foot long steelbenches with gloss black paintedfinish (Victor Stanley Model RB-28or equivalent).

á Install steel waste receptacles withgloss black painted finish (Du MoreInc. Model 107 or equivalent) atstreet intersections and nearbuilding entries.

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Curbs, Sidewalks, and Tree Lawns

á Install granite curbs and constructpoured-in-place broom finishedsidewalks as recommended by theColumbus Downtown StreetscapePlan. Repair existing sidewalkswhere appropriate.

á Plant deciduous shade trees inrelation to the building context,allowing trees to be concentrated insome areas and sparse in others inorder to emphasis the architectureof the district.

á Adhere to the standards for treeplanting prescribed by theColumbus Downtown StreetscapePlan.

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Building Signage and Illumination

á Set standards for the illumination ofsignage and building facades.Focus exterior lighting downwardon tightly defined areas to reduceurban light pollution.

á Confine building signage toentrances and windows in order toreduce visual clutter.

á Encourage the use of wood andmetal signs on buildings ratherthan plastic and preserve signagewith significant historic value.

á Utilize pedestrian-scale signagewithout internal illumination toestablish a consistent character forthe district.

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New Development and Redevelopment

á Support in-fill development that iscompatible with existing patterns ofdevelopment within the district andadjacent districts, including zerosetbacks along the street edge.

á Support new buildings that arethree to five stories in height andcompatible with existing structuresin scale and proportion, particularlyin the Zoning Code’s WarehouseSub-District.

á Reinforce the architectural characterof the district by supporting the useof brick facades and industrial-stylewindows for new buildings.

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á Support new development northof Mt. Vernon Avenue that blendsthe features and characteristics ofhistoric warehouse buildings withmodern architecture. Buildingfacades along Mt. Vernon Avenueshould be brick with large windowopenings like that of existingwarehouses in the district.

á Support new development alongN. Grant Avenue that integratesthe architectural style of ColumbusState University with the district’swarehouse architecture.

á Endorse redevelopment thatpreserves/restores the exteriorfacades of existing buildings.

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Next Steps for the Warehouse District

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Guidelines for Plan Implementation

The following guidelines are providedto assist in the implementation of TheWarehouse District Plan:

á Maintain communication amongmembers of the Warehouse DistrictWorking Committee as well as withother individuals and groups whojoined in the planning process.

á Establish a not-for-profitorganization of area stakeholdersto promote the Warehouse District.

á Collaborate with the DowntownDevelopment Office and DowntownCommission on implementation ofthe plan and compliance with itsrecommendations.

á Establish a working dialog withdevelopment interests in order tofind mutually beneficial solutions.

á Review the plan periodically andupdate its contents as conditionschange and new issues areidentified. Amendments to the planmust be submitted to City Council.

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Suggestions for Marketing the District

The action steps listed below areoffered to help promote the district andstimulate reinvestment:

á Secure a marketing consultant toprepare a comprehensivemarketing strategy for the district.

á Develop a marketing brochure tohighlight the district and stimulateenthusiasm among investors,developers and the general public.

á Establish a Warehouse District website to provide easy access toinformation about the area.

á Work with a graphic artist to createa logo for the district that can beused in advertising materials.

á Organize tours of the district andcoordinate other special events togenerate local excitement andinterest in the area.

á Identify and promote incentive forreinvestment in the district,including possible tax abatementfor historic properties.

Warehouse District Logo