Proposed zone change and Concept Plan for FC Cincinnati Stadium at 1501 Central Parkway in the West End - City Planning Commission - City of ...
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Proposed zone change and
Concept Plan for FC Cincinnati
Stadium at 1501 Central Parkway
in the West End
City Planning Commission
January 4, 2019
2
Background 3
• August 12, 2015: FC Cincinnati officially founded
• December, 2015: MLS announces plans for expansion to 28
teams
• January, 2016: FC Cincinnati begins conversations with MLS
• March, 2016: FC Cincinnati begins play in USL
• January, 2017: FC Cincinnati formally submits expansion bid
to MLS
• MLS requirement of team-controlled, soccer-specific
stadium
Background 4
• April 16, 2018: Cincinnati City Council approved
infrastructure package worth ~ $34.9 million
• July 20, 2018: City Planning Commission approved
conveyance and swap of old Stargel Stadium with new
Stargel Stadium
• August 1, 2018: Approved by Cincinnati City Council
• August 17, 2018: City Planning Commission approved
vacation of streets under the stadium
• September 21, 2018: City Planning Commission approved
the sale of the northern part of the PD 1 parking lot
Background 5 • November 26, 2018: FC Cincinnati (via Elevar Design Group) applies for the zone change, Concept Plan, and Final Development Plan for the stadium foundation • The applicant is requesting the zone change of 13.87 acres from CC-A and RM-0.7 to a PD • The zone change is requested to facilitate the development of a new 26,500 seat professional soccer stadium for FC Cincinnati along with parking facilities and future development buildings along Wade Street and Central Parkway
Proposed development 6
• The Concept Plan consists of the following:
• A 26,500 seat soccer stadium (400,000 GSF)
• 110 feet tall
• A 105-space surface parking lot west of the stadium
• A 400-space, two-level parking garage at the NE corner of
the site under an elevated plaza
• Future development buildings along Wade Street (62,500
GSF) and Central Parkway (100,000 GSF)
• Up to 90 feet tall (six stories)
Site Plan
7
Level 1 Plan
8
Level 2 Plan
9
Level 3 Plan
10Level 4 Plan
11Level 5 Plan
12Level 6 Plan
13Top of Bowl Plan
14Canopy Plan
1516 From Central Parkway From Wade Street From Central Avenue From John Street
17
18
19
Community Benefits Agreement (CBA) 20
• FC Cincinnati and the West End Community Council
signed an amended CBA on 9/17/18
• Workforce inclusion & • Team funded affordable
prevailing wage housing study
• Local hiring • Fundraising opportunities
• West End input on for West End groups
stadium design and • Support for local youth
neighborhood issues programs
• Money for residential • Support for West End
permit parking economic development
initiativesBasic Requirements 21 According to §1429-05 of the Cincinnati Zoning Code, PD Districts and development within PD Districts must comply with the following basic requirements: • Minimum Area • Ownership • Multiple Buildings on a Lot • Historic Landmark District • Hillside Overlay District • Urban Design Overlay District
Concept Plan and Program Development 22 Statement According to §1429-09 of the Cincinnati Zoning Code, a petition to rezone property to a PD district must have a concept plan and development program statement included. These documents specify the following: • Plan Elements • Ownership • Schedule • Preliminary Reviews • Density and Open Space
Concept Plan – Stadium, Parking and Plazas 23
• Soccer stadium
• 26,500 seats
• 400,000 GSF
• 110 foot height
• Parking facilities – 505 spaces
• 105-space surface lot along John Street
• 400-space, two level garage in NE corner of site
• Public Plazas – 1.23 acres (10% of site)
• Elevated plaza above parking garage
• Street-level plaza accessed from Central AvenueConcept Plan – Stadium 24
• The stadium is planned to host up to 41 events per year
• ~25 home soccer matches annually (preseason, regular season,
playoffs)
• Up to 8 exhibition sporting events (friendlies, etc.)
• Up to 4 concerts/rallies (concerts require Special Event Permit from
CPD)
• Up to 4 field-based community events
• Foundation construction will start around April 1, 2019 with
anticipated stadium completion by January of 2021 for the
2021 MLS season
• An approved Final Development Plan is required for the
stadium before permits can be issuedConcept Plan – Stadium 25
• Hours of Operation
• The stadium will operate year round
• Non-event day operations
• 7 AM to 10 PM Monday-Friday and 7 AM to 3 PM Saturday
• Event day operations (including Sundays)
• 7 AM to 1 AM
• Soccer match lasts ~2.5 hours, then stadium cleanup
• Day game start time range: 1PM – 4 PM
• Night game start time range: 5 PM – 8 PM
• Concerts or rallies will require a Special Event PermitConcept Plan – Future Development 26
• Future development is planned along Wade Street and
Central Parkway to transition from the stadium to the
existing urban fabric
• Wade Street – up to 90 feet tall (six-stories)
• Up to 62,500 GSF
• Central Parkway – up to 90 feet tall (six-stories)
• Up to100,000 GSF
• These buildings will be accessible from the street and
from the elevated plaza and will be open year round27
Concept Plan – Future Development 28
• A development partner and tenants are not yet known,
so the construction schedule is unknown
• Potential uses include:
• Mixed-Use Commercial/Multi-Family • Office
Dwellings • Bank & Financial Institution
• Retail sales • ATM
• Hotel • Community Learning Center
• Eating and Drinking Establishments • Daycare Center
• Outdoor Eating/Drinking Area • Convenience/Food Market
• Cultural Institution
• An approved Final Development Plan is required before
permits can be issuedPreliminary Reviews - Parking 29
• The Cincinnati Zoning Code requires 1 parking space for
every 5 seats in a stadium
• 5,300 spaces
• FCC is providing 505 parking spaces on-site
• Negotiations are still ongoing, but a 500 space Hamilton
County garage is anticipated just north of the stadium site
• FCC has conservatively identified surface lots and garages
within 0.65 miles of the stadium (Attachment J)
• 5,470 off-street parking spaces on Wednesdays
• 5,465 off-street parking spaces on Saturdays30
Preliminary Reviews - Circulation 31
• A preliminary TIS was submitted on July 11, 2018
• A revised TIS was submitted on December 17, 2018 with
recommendations to:
• Modify Central Parkway medians to allow left turns
• Install a left turn signals at Liberty Street intersections with
John Street, Central Avenue, and Central Parkway
• Install right turn signals at Liberty Street and Reading Road
and extend turn lane
• Install an eastbound turn lane on Ezzard Charles Drive for
John StreetPreliminary Reviews - Circulation 32
• Retime traffic signals
• Close Central Parkway and its side streets between Liberty
Street and Ezzard Charles Drive to through traffic on event
days
• Close John Street and Central Avenue to through traffic on
event days
• Study if traffic signal is needed on Wade Street during non-
event days
• Work with ODOT and DOTE to create wayfinding plan to
disperse access into the stadium areaPreliminary Reviews - Circulation 33
• DOTE approved the recommendations in the TIS with the
following comments:
• Study all of Ezzard Charles Drive
• The Central Parkway garage access needs to be off 15th Street
• More study needed if existing configuration of Central Parkway
is fit to handle the anticipated pedestrian traffic
• An event day traffic plan is needed, but they are working closely
with FCC to work out the detailsPublic Comment 34
• Planning Staff held a public conference regarding the proposed zone
change on December 12, 2018
• On November 28, 2018, notices for both the public staff
conference and City Planning Commission were sent to the
West End Community Council (WECC), OTR Community
Council and to property owners within 400’ of the property
• Approximately 35 people attended
• Concerns about traffic, parking and circulation, rising
property values, trees, and community outreach
• Staff has received a letter of support from the WECC and
several other letters from surrounding residents with
questions and concernsPublic Comment 35
• Planning Staff posted the full zone change application for
public review on November 26, 2018, along with public
meeting times and staff contact information
• www.cincinnati-oh.gov/FCCStadium
• The staff report was sent out on December 20, 2018
• Under normal Planning Commission timing, it would have gone
out on December 27, 2018
• The full staff report and full Traffic Impact Studies were also
posted to the website for public reviewPublic Comment 36
• FC Cincinnati has also held/attended several public meetings
to discuss stadium design and operations since August 2018
to listen to and address concerns related to the stadium
proposal
• Community Design Meetings – 8/15/18, 10/15/18 and 11/19/18
• Community Coalition Meetings – 9/17/18 and 11/19/18
• WECC Board Meetings – 10/9/18 and 11/13/18
• WECC Meetings – 10/16/18 and 11/20/18
• OTR Neighbors United Meeting – 11/15/18Diversity and Economic Inclusion 37
• FC Cincinnati and Turner Construction are committed to a
highly diverse workforce
• 25% MBE, 7% WBE, and 30% SBE for construction, supplies, and
professional services
• Goal of FC Cincinnati to exceed 32% of total construction
costs on MBE and WBE
• Goal of FC Cincinnati to have 25% of workforce be women
and minorities
• FC Cincinnati is working with a non-profit partner to identify
potential low-income workers for an apprenticeship program
to allow them to maintain gainful employment once stadium
construction is completeDepartmental Review and Comments 38
• FCC has attended a bi-weekly meeting with various City
Departments since August 2018
• Coordinated Site Review
• Preliminary Design Review – September 6, 2018
• Development Design Review – November 6, 2018
• Technical Design Review – December 18, 2018
• Directors Meeting – December 20, 2018Departmental Review and Comments 39
• All City Departments are comfortable with the Zone
Change and Concept Plan, with the following conditions:
• MSD – An updated utility plan is required
• Fire and GCWW recommend a “fire only” water
service branch
• DOTE – The Central Parkway garage access needs to
line up with or have access from 15th Street
• The applicant still needs to acquire the ROW and
Police parking lot – Anticipated by February 2019
• Other comments in Attachment QAnalysis 40
• The project has been on a tight construction timeline to
meet MLS requirements, so the zoning process is
running parallel to the technical reviews outlined in
Attachment Q
• There will be an impact on the surrounding
neighborhoods, but efforts are being made to minimize
light, noise, and traffic concerns
• Clubs and suites on western side of stadium to block noise
• Canopy to minimize light glare and keep noise in
• Traffic management plan with ongoing input from
neighborhoodAnalysis 41 • The Community Benefits Agreement makes promises to help the West End, including local hiring, job training, an affordable housing study, funds for youth athletics and for residential permit parking (if desired) • Establishes ongoing advisory boards to focus on minimizing the neighborhood impact of event operations • Most events are on evenings and weekends, when existing parking assets and infrastructure Downtown is underutilized • The future development buildings will help the stadium blend in with the surrounding neighborhood
Consistency With Plans 42
Plan Cincinnati (2012)
• Compete Initiative Area
• “Cultivate our position as the most vibrant and
economically healthiest part of our region” (page 114)
• “Become nationally and internationally recognized as a
vibrant and unique City” (page 121)Consistency With Plans 43
West End Speaks Plan (2016)
• Goal #5 to “Keep it clean, and keep it going” (page 15)
• Goal #9 so “The West End Community knows what
jobs are available in the West End, and knows the
requirements needed to pursue them” (page 20)
• Action Step to “Create a neighborhood housing strategy
– expansion of the housing team to be done after the
map” (page 23)Findings 44 It is the opinion of staff of the Department of City Planning that the Concept Plan and Development Program Statement for the proposed FC Cincinnati stadium is in compliance with the requirements of a PD District §1429-05 and §1429-11(a) City Planning Commission Action. The proposal is consistent with the purpose of the Planned Development District Regulations.
Findings 45
§1429-11(a) City Planning Commission Action. City Planning
Commission Action. The City Planning Commission may recommend
approval or conditional approval, with restrictions on the establishment
of a PD District as the Commission deems necessary for the
protection of the public interest and to secure compliance with the
development program statement, on finding that all of the following
circumstances apply:
(1) The PD concept plan and development program statement are
consistent with applicable plans and policies and is compatible with
surrounding development;Findings 46
(2) The PD concept plan and development program statement enhance
the potential for superior urban design in comparison with the
development under the base district regulations that would apply if
the plan were not approved;
(3) Deviations from the base district regulations applicable to the
property at the time of the PD application are justified by
compensating benefits of the PD concept plan and development
program statement; and
(4) The PD concept plan and development program statement includes
adequate provisions for utility services, refuse collection, open
space, landscaping, buffering, pedestrian circulation, traffic
circulation, building design and building location.Conclusions 47
The staff of the Department of City Planning supports the
proposed zone change and Concept Plan for the following
reasons:
• The area to be rezoned will allow for the construction
of a professional soccer stadium, parking facilities, and
future mixed-use development serving the
neighborhood year-round.
• The PD zoning is appropriate in this area as professional
sports stadiums do not fit into a regular zoning district.
The zone change and Concept Plan are necessary so
that FCC can begin play in the stadium for the 2021
season.Conclusions 48
• The PD zoning district requires a more extensive public
process than a regular zone change, so community
members will have additional chances to be heard
during the Final Development Plans for the stadium and
the future development buildings.Recommendation 49
The staff of the Department of City Planning recommends that the
City Planning Commission take the following action:
1. APPROVE the proposed change in zoning from
Commercial Community – Auto (CC-A) and Residential
Multi-family (RM-0.7) to a Planned Development (PD), the
Concept Plan, and Development Program Statement,
located at 1501 Central Parkway in the West End, with the
following conditions:
a) A “fire-only” water service branch be purchased and installed
at the proposed dead-end of Central Avenue north of 14th
StreetRecommendation 50
b) The south access to the garage is shifted south to either align
with 15th Street to the east or access from the existing 15th
Street west of Central Parkway
c) The applicant acquire the City-owned right-of-way and Police
District 1 parking lot
d) The subject development must follow the additional
requirements listed in the CSPRO Committee letter to Mr.
Greg Otis of Elevar Design Group, dated December 20, 2018
(Attachment Q) to ensure that the Planned Development (PD)
meets the requirements of all agencies as they apply for all
permits; andRecommendation 51
The staff of the Department of City Planning recommends that the
City Planning Commission take the following action:
2. ADOPT the Department of City Planning Findings as
detailed on page 15 of this report; and
3. REQUIRE a covenant for the shared use of the parking
garage, driveways and open space areas pursuant to § 1429-
15(d).You can also read
