The City of Blue Ash Business and Development Guide 2013
Introduction to Blue Ash The City of Blue Ash is a progressive suburban community in the Cincinnati metropolitan region that has set numerous standards for community and economic development. Blue Ash enjoys and maintains a national reputation as a model community for both residential quality and in its commitment to building, nurturing, and sustaining a vibrant business culture. Blue Ash was named one of the Top 50 Fabulous Places to Raise a Family in America and among Fortune Small Business Magazine s 100 best places in America to live & launch a small business. As a nationally recognized community, Blue Ash provides: The area s largest business community after Downtown Cincinnati. A high priority on developing a unique, progressive, collaborative, and sustainable business culture. A business community that serves as a hub for corporate culture in leading edge commercial and technological innovation. 2
Businesses Want to be Here Blue Ash is a community of just over 12,000 residents, situated in an excellent setting for raising a family, with access to the acclaimed Sycamore Community School District, and the comforts of a modern lifestyle. Unlike other similar communities, during the traditional business week, Blue Ash hosts a daily business community of over 2,500 companies with an employment population of over 40,000. The City handles this complex logistical task at a level of efficiency and excellence that is the envy of many larger cities. It provides an unprecedented level of service to its corporate citizens, accommodating their needs, and working collaboratively to maintain its commercial sector as the recognized standard in the Cincinnati region. Blue Ash s corporate citizens recognize that this level of service, support, and overall organization translates into a leading edge business culture, enabling the community to attract new generations of progressive companies. In a sense, Blue Ash s commercial community mirrors the City s official promise and commitment to businesses: Aspire, Achieve, Advance, providing businesses an optimal working environment in which they can focus on achieving corporate goals and contributing to the continuing growth of a supportive business culture. 3
As a Developer You Need to Be Here Blue Ash Represents Solid Investment Over the past three decades, Blue Ash has broadened its commercial base and created a broad, diverse community ranging from established Fortune 500 companies to newly formed, high energy companies engaged on the cutting edge of innovation. This has become Blue Ash s greatest single attraction for business seeking a stable and energizing location. A mature community, with well planned and proven policies that offer a balanced approach to insuring quality standards while expediting permit and other governmental processes that enable efficient, timely development. Supportive planning and collaboration. Combining business sense with the fiduciary/ stewardship role of government. The Blue Ash s absorption rate is consistently in the top rank among sub-markets in the Cincinnati region. The corporate community occupies in excess of 4.5 million square feet of office and commercial space, making it the largest suburban office market in the region. The business community is large and diverse, encompassing national, regional and local corporate offices, administrative support businesses, R & D, engineering, professional services, healthcare, brand development, advanced manufacturing and post secondary education. The diverse commercial community additionally ensures economic stability. The broad range of firms counterbalances strong seasonal and related business cycle fluctuations that often affect single industry commercial concentrations. 4
A Business Community with Diverse Districts Reed Hartman Corridor Reed Hartman Highway traverses the City of Blue Ash from Hamilton County s northern border at I- 275 through numerous office and industrial parks, approximately 3.5 miles south to the Ronald Reagan Cross County Highway. The linkage to I-71 and I-75 from the Ronald Reagan Cross County Highway is one of Cincinnati s major connecting roadway arteries. The corridor is arguably the most visible example of Blue Ash s storied success in developing a strategically, planned, vibrant, and successful business community in the Cincinnati region. The Reed Hartman corridor is home to a broad range of commercial enterprises including several of Cincinnati s Fortune 500 corporations, as well as healthcare institutions, life sciences, and information technology businesses. The corridor is particularly attractive to businesses engaged in logistical support services for larger corporations. Proximity is the key to consistently attentive service. Northeast Industrial Corridor At the turn of the 21st century, Blue Ash was essentially built-out, with only 3% of land vacant for residential and commercial development. Accordingly, the City has turned its focus from new development to redevelopment projects. The City and the development community continually seek and revisit areas that present new opportunities. The Cornell area is a current example in which revitalization can create a balanced mix of new business investment and rejuvenation of older commercial assets. The 150 acre area lies northeast of the Reed Hartman corridor and has similar linkages to major transportation arteries. Blue Ash is committed to maintaining a contemporary environment in each of its commercial areas. That extends to a comprehensive effort to update infrastructure and to facilitate renovation and new construction in older areas. The Cornell area is zoned M-4 Light Industrial District, which allows broad range of uses, such as offices, general light industrial, medical facilities, storage, and supportive retail. Over the past three decades the corridor has witnessed the highest quality development which in turn has promoted a standard of excellence in the local business culture. 5
At the Center of Things Downtown Blue Ash s central business district amply serves the needs of a modern suburban community. Situated along Kenwood Road, the area provides a core concentration of goods and services, and is in close proximity to the post office, library, and the Towne Center, the community s public events venue. The Ronald Reagan Cross County Highway, located at the district s southern edge, provides optimal linkage to I-71, I-275, and I-75. Its central location also serves the area well as a public venue, with an amphitheater for performances as well as a broad range of activities that include the annual Taste of Blue Ash. Traffic Counts Traffic counts demonstrate that the community is proximate to high volume interstate highway interchanges, major feeder routes, and efficient connecting roadways that enable employees to readily reach the workplace and offer resident businesses efficient routes in which to conduct daily commerce. Street Intersection ADT* Glendale-Milford / Plainfield Rd (WB) 16,160 Glendale-Milford Rd (EB) 16,670 I-275 East of Reed Hartman HWY 108,069 I-71 East of Kenwood Rd 115,150 I-71 West of Ronald Reagan CC HWY 132,350 Reed Hartman HWY / S of I-275 25,920 Ronald Reagan CC HWY / Plainfield 7,200 *Average Daily Traffic (ADT) 6
Strong Demographics and Community Demographics Income 2012 2017 % Change Median HH Income $66,596 $74,445 11.79% Housing Value 2012 2017 Median Value $192,115 $196,627 Average Value $241,982 $247,739 Blue Ash Business Community Business Summary Total Businesses 2,287 Total Employees 28,199 Total Residential Population 12,043 Employee/Residential Population Ratio 2.34 Access to Workforce Hamilton County and the Cincinnati region have an unusually high concentration of companies in a number of key industries. Blue Ash s commercial corridor is home to high concentrations of these companies. Skilled employees in these categories include: Life Sciences (105,000) Consumer Products & Creative Services (5,000) Information Technology (15,000) Chemistry & Plastics (35,600) The community s central location coupled with its high level of accessibility position it as a highly desirable location that is within a 30 minute commute for this highly skilled employment base. Major Businesses by Industry Percent Transportation 2.4% Construction 4.5% Manufacturing 7.7% Health Care Services 7.8% Wholesale Trade 8.5% Retail Trade 10.1% Finance, Insurance, Real Estate 13.2% Other Services 35.3% Source: 2013 Esri Business Analyst Tax Rates Effective January 1, 2007, Blue Ash s earnings tax rate is 1.25%. Real Property Rate: 59.703869 (Sycamore Schools) University of Cincinnati (UC) Blue Ash The UC Blue Ash campus has a strong, institutional presence poised for the Future. The campus has an enrollment in excess of 5,000 students. UC Blue Ash is an active and dynamic presence within the community that intersects with the business and residential communities on a number of fronts. 7
The Blue Ash Approach to Development Businesses new to Blue Ash or those currently engaged in an expansion need to understand how to navigate the processes for construction, renovations, and other development plans. Blue Ash s top priority is to enable that process in order to provide its prospective and current commercial residents with an efficient, timely, and positive experience in pursuit of their business plans. The City urges and welcomes early notification of development plans. Recognizing the proprietary nature of such plans and to build a solid trust with its commercial residents, Blue Ash holds such information in strict confidence until a formal permit application is filed. City staff is available to familiarize businesses with relevant regulations and approval processes relating to all phases of development regulated by the City. Staff is willing and eager to assist in: Review of conceptual and/or detailed construction and related plans Enabling projects to move ahead through streamlining logistics. Summit Park Summit Park is 130 acres of former airport land that has been positioned for redevelopment as a result of the City s recent land acquisition agreement with the City of Cincinnati. Though its primary redevelopment will be for amenityrich public green space, the site will include complementary commercial and mixed-use development. Immediately adjacent to Summit Park is a 98 acre parcel which will provide a unique development opportunity in the region. The site will encompass office, retail and residential components. Residents of the area will enjoy the benefits of park living, as well as the convenience of walking to work, as well as retail and dining options. Arranging for businesses to consult with Community Development staff to explore and resolve potential problems. Working collaboratively in preparing detailed plans. Reviewing zoning and land use requests, changes, and approvals such as planned unit developments, variances, etc. Expeditious processing of site work and building permit submissions. 8
Boards and Commissions Modern governance is mindful of and dedicated to enabling growth while keeping community stewardship clearly in mind. Blue Ash municipal government includes the requisite boards and commissions that carry out this charge. Planning Commission The five Commission members are appointed by Blue Ash City Council. As its title suggests the Commission reviews and makes recommendations on development plans. Its jurisdictional review encompasses planning, zoning, land use issues, including modifications to the City s Land Use Plan, zoning ordinances, and other plans for comprehensive development. Board of Zoning Appeals (BZA) & Board of Site Arrangement (BSA) The BZA decides on appeals to the Zoning Code and regulations as they relate to land use, buildings, and other construction in Blue Ash. The BSA reviews proposed new building and additions to existing structures in commercial and industrial zoning districts. Board of Tax Review The Board s primary purpose is to serve as an appeals board on Tax Commissioner s rulings. The Code of Ordinances requires that all members be appointed by Council. 9
Contact Information City of Blue Ash Municipal Offices: (513) 745-8500 City Manager s Office: (513) 745-8538 Economic Development/Community Development: (513) 745-8520 Emergency Police/Fire/EMT: 911 Police: (513) 745-8555 Fire/EMT: (513) 745-8533 Service Department: (513) 686-1250 Public Works: (513) 745-8538 Parks & Recreation: (513) 745-8550 Cooper Creek Golf Center: (513) 686-1280 Tax Division: (513) 745-8516 Hamilton County Development Company (HCDC) - (513) 631-8292 HCDC promotes Hamilton County, as an attractive place to do business. HCDC s expertise in economic development helps retain, expand and attract businesses. Business Loans: HCDC administers loan programs that offer favorable terms and rates to purchase, construct or renovate fixed assets (buildings and equipment). Business Incubation: HCDC operates the Hamilton County Business Center, a State supported business incubator which provides space and support to entrepreneurs. Economic Development Services: HCDC administers incentive programs as well as providing economic development strategies for local communities. JobsOhio Southwest Region Cincinnati USA Partnership - (513) 579-3100 jobs-ohio.com For companies looking to relocate or expand in Ohio, JobsOhio can offer businesses comprehensive packages of financial and technical assistance resources for job creation and retention. 10