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Redevelopment key in city's analysis
(by Mike Klimko - August 07, 2008)
Redevelopment key in city's analysis
By Mike Klimko
Redevelopment might be the spark in Solon to reverse sluggish retail sales and declining commercial, industrial and residential construction, according to a preliminary analysis of market opportunities.
City officials commissioned the Chesapeake Group, of Baltimore, to get some footing on how the redevelopment of the SOM Centre shopping plaza on SOM Center Road (Route 91) would affect Solon.
Coral Co.'s Central Park would incorporate retail, office and residential units as part of a planned-unit development covering about 90 acres on SOM Center Road and other parcels between between Bainbridge and Solon roads.
Howard Kohn, of the consulting group, presented the findings of the study at Monday's City Council meeting. A final report was due later this month, Planning Director Robert S. Frankland said.
A survey of spending habits of Solon residents would be useful toward estimating the demand for retail and related services and the demand for housing, according to the study.
"Based on the preliminary review of that information, the results will only likely further strengthen the conclusions as there is a clear pattern of residents of Solon leaving the community to make purchases elsewhere on a regular basis," the consultants said.
The consultants said they attributed the trend in part to a shortfall in the variety of goods and services in Solon, despite clusters of clothing stores and restaurants. Central Park would add an influx of the latter, they said.
"Current activity in the area is indicative of a disjointed development pattern," they said of the area near the Route 422 freeway and Solon Road. Solon began efforts to stir investment in the area with attractive public buildings, they said.
"These structures appear to reflect the majority of recent substantive investment in properties in the area and are extremely relative to their surroundings. The proposed development would represent substantial new investment," they said.
Not including buildings as well as civic and open space, Central Park would provide a mix of residential, retail and possible office space that the consultants said can be defined as "new urbanism."
Declines in commercial, industrial and residential construction can be the result of slumping economic conditions, although a shortage of developable land could be an important factor, the consultants said. A boost may come from elsewhere, they said.
Cuyahoga County continues to see a drop in population, the consultants said, noting the region that includes Elyria, Cleveland and Mentor are expected to continue to lose population through 2030.
"On the other hand, and while situated in Cuyahoga County, Solon is also in close proximity to portions of the Akron metropolitan statistical area. The sections of this area in proximity to Solon are growing and are expected to grow through at least the year 2030.
"Average household income in the Akron MSA is estimated to be higher than the average income in Cuyahoga County. Furthermore, incomes in two of the counties within a reasonable distance of Solon have higher incomes than the average for Cuyahoga County."
The lack of goods and services in Solon and in Cuyahoga County is evidence of retail gaps that can be provided by present or future retail development in other communities, if not in Solon, the consultants said.
"If such happens, it will diminish the prospect of an enhanced town center for Solon in the foreseeable future and could further weaken the existing commercial base, if in close proximity.
"With population and household growth in some of the less urban areas and counties surrounding Solon, it is likely that such development would occur outside or near Solon, if it doesn't happen in Solon. This would afford the development to tap both the more affluent and densely populated section of Cuyahoga County and the emerging communities.
"Based on the shifting of the population and housing growth patterns in areas around Solon, the location will be perceived as being more central to a larger core population in the future than in the past."
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