My experience with the Walnut Hills form based code was that it added a bunch of additional requirements on top of the existing process and didn't have many clear benefits. I had a client who wanted a coffee shop/bar with an 800 sq ft outdoor patio in an existing commercial building. We had to apply for five additional use permits.

 

1. Allowing for the Sales of Alcoholic Beverages in a T5N.SS-O Zone (CMC 1703-2.100)

2. Allowing for Operating Hours between 10pm-7am in a T5N.SS-O Zone (CMC 1703-2.100)

3. Allowing for an Outdoor Entertainment Area larger than 50% of the accessible indoor area. (CMC 1703-5.100(l)(2)

4. Allowing for Outdoor Entertainment Area in a T5N.SS-O Zone (CMC 1703-2.100)

5. Allowing for an Outdoor Area within 100 feet of a T3 or T4 Transect Zone.

 

If the area was standard CN-P zoning I don't know if would have had to apply for any. 

 

 

 

 

 

Edited July 15, 20204 yr by thomasbw
removed pictures of the text that appeared for some reason

On 7/15/2020 at 9:47 AM, brian korte said:

 

They were not gone. They were moved into place and put together as one big trailer on the south side of the lot. There's also an excavator on the site. I believe the developer closed on their financing on Friday last week. Activity will be picking up and dirt should be getting moved this week.

 

Dirt is moving on the Anthem site.

44 minutes ago, brian korte said:

 

Dirt is moving on the Anthem site.

 

 

Somebody ran out of money and is trying to get $175k for this gutted house on Hackberry:

https://www.redfin.com/OH/Cincinnati/2539-Hackberry-St-45206/home/100956223?utm_source=myredfin&utm_medium=email&utm_campaign=instant_listings_update&riftinfo=ZXY9ZW1haWwmbD0zNzMyMTE1MyZwPWxpc3RpbmdfdXBkYXRlc19pbnN0YW50XzE1JmE9Y2xpY2smcz1zYXZlZF9zZWFyY2gmdD1pbWFnZSZlbWFpbF9pZD0zNzMyMTE1M18xNTk2MDQ0OTE0XzImdXBkYXRlX3R5cGU9MSZzYXZlZF9zZWFyY2hfaWQ9NDM0NTE5NzcmbGlzdGluZ19pZD0xMjI0Njg1NDAmcHJvcGVydHlfaWQ9MTAwOTU2MjIzJnBvc2l0aW9uX251bWJlcj0w

 

The oops we didn't really know what we were doing and ran out of money listings are always...sad.  

and paid 90K for it.

1 hour ago, jmblec2 said:

and paid 90K for it.

 

Actually it's worse than usual...it's being sold by a certain Edgar Construction, LLC.  A quick google search came up with this article from 2019 the describes an elaborate house flipping scam:

https://www.wcpo.com/news/i-team/hundreds-of-house-flippers-bilked-out-of-investments-by-local-firm-with-alter-egos-lawsuit-says

 

Plus, they were the object of a class action suit orchestrated by...Chris Finney:

https://finneylawfirm.com/2017/10/15/class-action-complaint-claims-complex-lending-scheme-impermissible-ohio-law/

 

 

 

There is some danger that a foreclosure will enable new owners of the big apartment building at the SW corner of Gilbert and WH Taft to go market rate:

 

https://www.wcpo.com/news/transportation-development/move-up-cincinnati/its-the-heart-of-walnut-hills-but-will-the-residents-who-call-it-home-soon-be-asked-to-leave

6 hours ago, jmecklenborg said:

There is some danger that a foreclosure will enable new owners of the big apartment building at the SW corner of Gilbert and WH Taft to go market rate:

 

https://www.wcpo.com/news/transportation-development/move-up-cincinnati/its-the-heart-of-walnut-hills-but-will-the-residents-who-call-it-home-soon-be-asked-to-leave

Surely Model Group would be the potential buyer or would want to acquire that building with their recent purchase of the Kroger building and land.

Did not get a photo of it but there is dirt moving at the Anthem site. 

https://www.bizjournals.com/cincinnati/news/2020/08/27/esoteric-brewing-sets-opening-date.html?cx_testId=40&cx_testVariant=cx_6&cx_artPos=0#cxrecs_s

 

Finally opening September 1st. 

 

Could be a solid anchor in the near future for new pedestrian foot traffic in walnut hills. 

Former Walnut Hills Kroger to be transformed into $100M mixed-use, mixed-income development

https://www.bizjournals.com/cincinnati/news/2020/09/01/former-walnut-hills-kroger-to-be-transformed.html

 

 

...

 

Big news, if this comes to fruition!

Quote

 

As it is planned now, the first phase of the redevelopment would be a five-story building with about 115 residential units, about 19,400 square feet of retail space just north of the Paramount Building along Gilbert Avenue. Phase 2A would include a five-story building at the corner of East McMillan Street and Kemper Lane that includes 141 units and nearly 25,000 square feet of ground floor retail space.

 

Phase 2B would include a one-story, 8,800-square-foot library expansion of the existing Carnegie Library renovation. The third part of the second phase would include a third new construction, five-story building along East McMillan Street with about 71 units and approximately 12,500 square feet of ground floor retail space. In total, this would be an investment of about $85 million.

 

 

This is great news! I was always amazed the historic apartment building was saved after the fire in the 1990's. Its good to see it slated for more investment, and be joined by additional structures.

So a Dallas Donut...without a parking garage.  I'll take it but at least put a garage in the middle!

If they don't need a garage then that makes the project that much cheaper to build, allowing for lower rents.  Plus the lot could be cleared out from time to time for events, like outdoor markets or festivals or whatever.  It's also much easier to turn into a courtyard later if so desired.  I am curious what their expected tenant makeup is though.  There's double the amount of residential units as there are parking spots in that lot.  Plus there's a lot of retail space, of which there's already a glut.  Kemper doesn't need any at the very least.  Maybe if some was office there'd be a better mix and turnover. 

31 minutes ago, TheCOV said:

This is great news! I was always amazed the historic apartment building was saved after the fire in the 1990's.

 

Yeah I thought it was a goner.  Delete that building from Gilbert Ave. and there isn't much left. 

26 minutes ago, ColDayMan said:

So a Dallas Donut...without a parking garage.  I'll take it but at least put a garage in the middle!

 

They could build a very large garage in the middle with even more apartments on top in the future.  But we're getting way ahead of ourselves.  

-I like that 2a and 2c are two separate buildings instead of one big building 

 

-I like how it addresses Kemper intersection- this will be a great urban intersection with interesting buildings addressing it on all 4 corners 

 

1 hour ago, ColDayMan said:

So a Dallas Donut...without a parking garage.  I'll take it but at least put a garage in the middle!

 

perhaps this will still happen if the first stages of the project go well and the economy, demand, and neighborhood support are all still there in the future. Then maybe they could add units to buildings and go for 6 stories on portions of buildings 

Edited September 1, 20204 yr by thebillshark

1 hour ago, jjakucyk said:

If they don't need a garage

 

I'm seeing space for 250 or maybe 300 parking spots on that surface lot, as drawn.  All of the units, including the rehab of the historic building, total over 400 units.  So they probably are planning a garage but not as part of phase 1.  

They are not contemplating a garage. They are contemplating workforce housing and that not all residents will have, or want, a vehicle.

3 minutes ago, brian korte said:

They are not contemplating a garage. They are contemplating workforce housing and that not all residents will have, or want, a vehicle.

 

Let's get that streetcar up that hill!

(A robust bus stop is great too)

I didn't realize walnut hills was that hot of a neighborhood to be attracting 100 million dollars + development..

22 hours ago, troeros said:

I didn't realize walnut hills was that hot of a neighborhood to be attracting 100 million dollars + development..

$15M development at May St.

 

$17M development at McMillan/Wayne St

 

$25M development at McMillan/Concord

 

$29M Park Ave development

 

$40M McMillan Ave Model Group Development

This $100 million development is also in phases.  So it's really four $25 million developments over the next 5-7 years. 

Copy and pasted from before...

 

So, with the current Poste, Poste Phase 2, and the possible development at E. McMillan & Park, and Anthem site, we could see in 2.5 years 685 new market rate apartments on board in a small area. This doesn't include everything being done with Model Group in that avenue which probably adds 50 or so but more of a mix of incomes.

 

***Add to that the Kroger site so that's another 327 new apartments (81 existing to be rehabbed). So over a thousand new units online probably over a 5 year period in the end

Added this from Troy posted last year for people unfamiliar:

 

Park Avenue Square

 

https://wearewalnuthills.org/park-avenue-square/

 

Poste Phase II

 

https://wearewalnuthills.org/poste-phase-2-2/

35 minutes ago, IAGuy39 said:

Added this from Troy posted last year for people unfamiliar:

 

Park Avenue Square

 

https://wearewalnuthills.org/park-avenue-square/

 

Poste Phase II

 

https://wearewalnuthills.org/poste-phase-2-2/

What is the current status of Park Avenue Square?

1 hour ago, Ucgrad2015 said:

What is the current status of Park Avenue Square?

 

I am not sure on that there isn't any movement on it currently.

 

1 hour ago, Ucgrad2015 said:

What is the current status of Park Avenue Square?

 

Still working through the pre-development process when I last asked about a month ago. 

1 hour ago, brian korte said:

 

 

Still working through the pre-development process when I last asked about a month ago. 

Glad it’s still moving along and all the empty lots are starting to get developed. I wonder if we’ll ever see some mid rise buildings go up as I’d assume you could get pretty great views of downtown from them.  

19 hours ago, Ucgrad2015 said:

Glad it’s still moving along and all the empty lots are starting to get developed. I wonder if we’ll ever see some mid rise buildings go up as I’d assume you could get pretty great views of downtown from them.  

Depending on how binding Form Based Code is for a neighborhood that has adopted it, I doubt it. Others who are more scripted with the details of FBC might be able to provide nuance to that.

20 hours ago, Ucgrad2015 said:

Glad it’s still moving along and all the empty lots are starting to get developed. I wonder if we’ll ever see some mid rise buildings go up as I’d assume you could get pretty great views of downtown from them.  

 

The Park Ave Square will be 5 stories which is nice height compared to the corridor with the Kroger redevelopment being same size. I too would like a taller building somewhere in there in the 8-10 story range. When you drive on East McMillan it seems all the time going towards UC that those two areas are connecting. AS both grow I think you will see more height. The other part though with Walnut Hills it can be an extension to UC growth as well as downtown growth.

 

I also think the area east of Gilbert south of McMillan will grow into a fairly wealthy area (like it is closer to Eden Park) which will further drive more height on the commercial corridors. 

Lets get a transit loop from Hughes High School to St. Francis DeSales. McMillan >> Woodburn >> Madison >> Taft/Calhoun >> Clifton

The infamous house at 1948 William Howard Taft Road sold in mid July for $25,000. A week prior, the buyer inherited the neighboring home at 1944 William Howard Taft Road, which had previously sold in 2016 for $247,500. The buyer also lives nearby in EWH. The original parcels, 100 and 116, have been divided into 3 new parcels, 126, 127, and 128. See amber box in the screen grab below. It will be interesting to see if demo permits will show up soon. As high as the market it is now, it's still hard to see anyone wanting to live that closer to such a poorly designed and busy intersection.

For more history on the house check out this archived copy of Cincinnati Magazine, The Address: 1948 William Howard Taft Rd. It is my understanding that the house has been vacant for many years and had been owned by the out-of-state daughter of the overly ambitious owner.

That article was written in 2008, at which point the house had been languishing unfinished for 28 years.  Incredible.

1 hour ago, Dev said:

The infamous house at 1948 William Howard Taft Road sold in mid July for $25,000. .

 

$25K or $250k? I'd buy it for 25 no problem.

6 minutes ago, GCrites80s said:

 

$25K or $250k? I'd buy it for 25 no problem.

 

Yup, not a typo, $25,000 per auditor. I guess you missed out.

 

47 minutes ago, Dev said:

Yup, not a typo, $25,000 per auditor. I guess you missed out.

 

I don't know anything about this particular sale, so that may well be what it sold for... but there are also various reasons why the listed price on the auditor's site might not reflect the actual price paid, especially if it was a complicated deal involving multiple properties. 

16 hours ago, jwulsin said:

 

I don't know anything about this particular sale, so that may well be what it sold for... but there are also various reasons why the listed price on the auditor's site might not reflect the actual price paid, especially if it was a complicated deal involving multiple properties. 

 

That's a good point. The whole system is a mess since both the old and new parcels are in there so there could be missing data.

Sept 20, 2020...

 

Nashville infill on Hackberry:

 

https://hosting.photobucket.com/images/j231/jmecklenborg/city_180.jpg

 

 

 

Flip renovation on Hackberry:

 

"The Dwellings on Taft":

 

Anthem site:

 

 

A new house on Myrtle:

 

Condo renovations on Alms:

 

 

 

 

 

 

Off of Chapel St.:

 

 

 

 

I have been in this building a few times and the conditions were appalling.  There was often water pooling in the main hallway from a leaking pipe or AC condensation.

 

Another terrible building...I remember delivering to this place at night and none of the interior hallway lights working:

 

The have resurfaced the parking lot:

 

 

 

This place was open for business but it sure didn't look like it.  Basically zero signage and it was hard to even see in the windows. 

 

 

The BBQ truck has vanished:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Thanks for all the photos Jake. My

office is in Walnut Hills so I see a lot of this driving into work but it’s still great to see in picture form. They SHOULD have clear signs the bar/brewery is there and also Model must be doing something on the lot with the BBQ truck? 

8 hours ago, jmecklenborg said:

Sept 20, 2020...

 

A new house on Myrtle:

 

A larger house with a similar design was demolished in 2014 on this lot.

 

 

Good to see all these photos. I'm not in Cincinnati, so it's nice to see the jump in time from google street to here.

 

Has there been any talk about bringing the spire back to the Paramount building? The proportions are so much better with it.

You did great work on 300 Mr. Snyder.

On 9/25/2020 at 3:18 PM, zsnyder said:

Good to see all these photos. I'm not in Cincinnati, so it's nice to see the jump in time from google street to here.

 

Has there been any talk about bringing the spire back to the Paramount building? The proportions are so much better with it.

There was talk about doing a fundraiser to restore the spire when they were working on the building but WHFR changed leadership. It could come back, you never know.

https://wearewalnuthills.org/johnston-park-schematic-design/

 

I wasn't sure where to post this, because it's technically in walnut hills but also creating a connection with downtown/pendleton. 

 

A new park is being planned next to the new Cincinnati ballet building and it looks pretty impressive.

 

It's supposedly will be an art gateway park with interactive sculptures/food trucks/pedestrian plaza, and they will turn the adjacent rail road bridge and make that a pedestrian walkway to connect to downtown/pendleton. 

 

Very interesting development to say the least. Could do wonders for connecting the 2 areas. 

 

Walnut Hills technically extends as far south as Elsinore Place, so the Ballet area development does belong in the Walnut Hills thread.

moved this to the Walnut Hills section since it's in Walnut Hills

18 hours ago, troeros said:

https://wearewalnuthills.org/johnston-park-schematic-design/

 

Tons of potential for this space... but has any funding been allocated for it? Who would own/manage it long term? I think that's all City-owned land... who at the City is championing this?

 

Anyways, I'm excited for the potential, but trying to not get tooo excited until I know there's actual support/funding to get it done.