jim uber

I like this. It works well with the adjacent historic structures, I think because it is so purposefully unadorned yet with the correct scale. The complete absence of window sills and lintels is striking. I remember being surprised when applying for historic tax credits that the reviewers insisted that almost any new interior work, like fireplace mantles or balustrades that needed to be replaced or rebuilt, would be as clean and simple as possible. So simple tapered cylinders for stair spindles, the bare simplest newell posts, and fireplace mantles that even I could build with stock lumber. I'd originally thought that they'd want the most historically accurate recreations to match the original. Ever since then I've thought about the juxtaposition of the old and new a little differently, and I think there are similar principles that apply at the whole building scale.

^ Yes true. Another common one, and even more inexplicable to me, is the density restriction. For example at 1527 Elm we had to spend another 6 weeks and more paperwork and additional $ because, as noted by the plan examiner: “CZC 1409-09 Residential Development in Existing Buildings: CC-A district requires 500 sf of lot area/ unit: The existing lot is 2,040 sf. As such, it is noncomforming (sic) for the existing 5 units. The 6th unit cannot be added without a variance.” These variances are approved routinely as far as I know. I know that OTR has in the works some wide ranging zoning changes, but it appears they either move very slowly or are stalled for some other reason (staff limitations, political hurdles).

^ I was waiting for the sentence after the ellipsis about how to grow the economy. Probably it's something to do with creating a place where employable people would want to be if they were employed.

^ depends on what you want, obviously. Some people really love Park & Vine, and folks that are into vintage clothing have a few nice shops. Honestly, I'm not sure what my ideal mix would be. In general I hate to shop, cause it makes me sleepy. I like looking at tools and cool appliances. One of those places with like everything you could ever want in terms of electronics would tempt me to go in. A good shoe store would also be nice. In terms of what we have already, I'm usually not bored going into places like Elm and Iron and Mica.

:+1: also for Le's Pho

Just got notice of another zoning hearing for this project on May 20. So they are not sitting on their hands.

People are more interesting than even architecture.

Well, we _could_ have built the ballpark where the casino is now.

Those cornice brackets were made by Otis Taylor and are about 4 ft tall. He says they are the largest brackets he's ever made and he has been in business for decades

^ It's more like, assuming that social media == reality, in a nutshell.

Yes that is done routinely. Witness several research lab buildings at UC

^thanks. I'm guess that means back to the drawing board for the developers. Any guess whether they'll try again for a PD with a revised concept plan, or go ahead under the existing zoning (or, I guess, just forget the project, which I'd think is unlikely).

Was anyone able to attend the zoning hearing on Friday for the Liberty and Elm project? Did they approve the planned development designation?

I've been renting my 1BR condo at 13th&Vine in OTR for $1500 a month, going on 4 years now.

^^ They are applying for (and will likely be granted) a "planned development" designation for this project. That means that HCB will weigh in, but only advisory to the planning commission, which has the final say and can ignore the HCB if they wish. I'm with jmicha[/member] on wanting a "whole building" with quality design, and not needing it make it look like separate buildings (because it never will). Maybe instead of "fine grained" and "coarse grained" urbanism that could just be called, I don't know,... architecture. Thing is, the HCB guidelines do need to be rewritten, but there will be major opposition within the community to do that. For example this building has actually been made smaller (shorter) because of opposition forces that think this is too massive, too tall, not sufficiently respectful of the Italianate style, etc. And, here's an example where, if the developers really wanted to, they could try to push the envelope because since it's going to be PD zoning, they don't *have to* satisfy HCB guidelines.

^ Yeah, I was just about to say how embarrassing this is. But then I looked at Howl at the Moon's website and it seems that they are in most of the big cities. So whatever - people are funny.

There was one east of GABP, I think, and then there was one right on 5th between vine and Race, where the old Havana martini club was -- which was embarrassing.

^ good thoughts. I haven't looked at narrow ranges, and hadn't even contemplated them. I suspect that it will conflict with my overall desired aesthetic, because of the target old apartment market. I've been interested in the narrower dishwashers also, but have so far found them to be quite a bit more expensive than the standard, which is really annoying and probably a deal killer given our appliance budget. [Edit: I take back what i assumed about the design aesthetic -- Avanti and Summit both make small ranges that are nice looking, even if I have no idea about their quality]

^ I haven't looked at those. Wonder if I can make them fit in stock cabinet spaces. I'm not into the 'micro apartment' kitchen category (not that small), where you are buying pre-fab complete units that are designed from scratch for very small spaces. Plus, it's still an oven, no matter how small, and so it still takes up limited and thus valuable storage space below or above the countertop. I've heard good things about rather small countertop units like this: http://www.amazon.com/Breville-BOV800XL-1800-Watt-Convection-Toaster/dp/B001L5TVGW/ref=sr_1_2?s=appliances&ie=UTF8&qid=1457194567&sr=1-2&keywords=breville Of course those take up valuable space on the countertop! But at least it's a choice, and could be moved.

Hey folks - I have a rather specific rehab query; can't quite find where it would fit; and don't know it warrants a new thread. So here goes... It's about kitchen design in small 1BR apartments, between 450-600 sq. ft. I think the target market is single people or couples < 35 years old. Do folks still expect to have an oven as part of these kitchens? We are rehabbing a 6 unit building in OTR now, and the kitchens are going to be necessarily small, so we want them to be attractive and efficient, and certainly not turn folks off. But the standard range takes up a mammoth amount of space in a small kitchen that could usefully be storage if you go with only a cooktop + microwave, or perhaps a countertop microwave/convection micro-oven. So I'm thinking to have a base cabinet with pull out drawer space and a cooktop above, instead of the standard oven/cooktop range. Again sorry about this possibly strange and specific diversion, but you never know what folks might have strong opinions about! ;-)

The fact that Cincinnati now has OTR as an example, will make it easier (not easy, just easier) for the West End, etc., to turn around. It is truly an amazing thing to observe the change from almost complete ignorance and denial, to people even have discussions (like this) about the possibility of the "next place." Quite frankly in my experience, these sorts of discussions never happened in Cincinnati City proper, prior to 2013 (I know OTR started before that - I bought in 2009 - but in my estimation the larger scale discussions were delayed until maybe a couple of years ago).

They've done brake and acceleration testing on Elm street @ Liberty a few times, which I've missed but understand is pretty exciting, at least for the first few trials.

Which says... not so much. ;-)

I have also been dismayed at the discussions that focussed on "look how terribly BIG this building will be!" I'm fully on board with insisting on high quality materials and design, but the scale is completely appropriate for that site, and I just have a very negative reaction to arguments that scream "less density, please!" Maybe those of us who feel this way should turn up next month.

Did anyone have a report from the OTR community council meeting last night? I wasn't able to go, but there was a presentation from the developers of the Liberty and Elm site. The community had asked for additional information - curious about what was presented and/or decided.