First reports in on improving downtown
By Melissa Topey, mtopey@advertiser-tribune.comThe Seneca Industrial and Economic Development Corp. has received a preliminary demographic analysis and strategic plan from Covington, Ky.-based KKG kinzelman, kline, and gossman detailing the company's first impressions of improving Tiffin's downtown.
The report studied the existing conditions in Seneca County, Tiffin, and the immediate marketing areas of what and who is in Tiffin and what the city can support.
"It was very encouraging from a demographic perspective. Some of the demographics was encouraging for a town trying to reinvest and change," Gossman said.
It found life in Tiffin is characterized by the schools, art, culture and entertainment opportunities that are not found anywhere else in the region.
"The presence of great institutions of higher learning, namely Tiffin University and Heidelberg College, relation of art and culture surrounding the university's and residents is greatly enhanced by the presence of The Ritz Theater and the location of Tiffin along the Sandusky River," the report writes.
To enhance the city KKG is suggesting more interaction between the schools and downtown, beautify the edges of the river with trails or walkways in public space, create thresholds marking entryway into the city and invest in downtown to create a sense of place.
"Downtown is a place to live," Craig Gossman, partner in KKG, said.
To help create a connection between the schools to the downtown the firm is suggesting recreational trails along the Sandusky River, through downtown, branching off with one trial to the schools and the other to the river.
Enhancements to the downtown are to mainly focus on an area along Washington Street from the river, past Perry and Market streets.
It found opportunity areas around the schools, Court Street, and large parking areas on either side of Market Street.
"There is a special collection of buildings there (Court Street)," Gossman said.
He also said the parking areas are on good real estate and would be better used for buildings instead of parking.
The report included a preliminary marketing analysis indicating the city could support additional businesses such as furniture stores, electronics and appliances stores, lawn and garden equipment dealers, book, clothing, and sporting goods stores, along with florists and full service restaurants.
The area is over saturated with grocery stores, beer, wines and liquor stores, health and personal care stores, shoe stores, general merchandise stores, fast food restaurants and bars serving alcohol, alleges the report.
Gossman said as the area changes the information in the report could change.
KKG also analyzed the housing market in the city, assuming a relationship between the income of the residents and the supply of homes in a price range.
They reported Tiffin should be able to support additional homes priced above $150,000, with an expected high demand for homes priced between $150,000-$200,000. There are more than double the amount of homes priced less than $80,000 than is needed, according to the report.
Population by the numbers
The number of households and population in Tiffin is declining and will continue to decline according to the KKG downtown strategic plan Seneca County residents moved to, in order of the top three, Hancock, Sandusky and Wyandot counties.
TiffinSeneca CountyOhio
2000 Total population18,13558,683281,421,906
2008 Total population 17,49757,592309,299,265
2013 Total population17,21956,899328,770,749
2000 Households7,33022,2924,445,773
2008 Households7,27222,5114,630,430
2013 Households7,23122,4724,726,135
Educational attainment estimates for 2008
TiffinSeneca CountyOhio
Less than 9th grade 4%4%4%
9th-12th grade, no diploma9%10%10%
High School graduate 43%48%37%
Some college 19%18%19%
Associate degree 7%7%%
Bachelor's 12%9%15%
Graduate degree 7%5%8%
Median household income
TiffinSeneca CountyOhio
2000 census $33,503$37,782$42,164
2008 estimate$43,356$46,173$52,391
2013 projection$51,526$53,493$61,999
