On 4/9/2023 at 4:29 PM, thesenator said:

Demo restarts next week.

Yep:

 

Down the street, foundations are being poured at Liberty and Elm. Fire department was also pulling loose box gutter metal off the existing building next to Liberty and Elm (1709 Elm?). Hopefully its nothing major. 

 

 

Concrete on the Findlay Market garage should be finished around late May. More work needs to be done for architectural elements. I don't know when the garage portion will officially open, but I would guess late summer/early fall.

 

 

 

That top level would make a great place to have an event.

12 minutes ago, Miami-Erie said:

That top level would make a great place to have an event.

Yet it will be used for cars to sit empty for hours at a time.

52 minutes ago, ucgrady said:

Fire department was also pulling loose box gutter metal off the existing building next to Liberty and Elm (1709 Elm?). Hopefully its nothing major. 

 

 

From what I can tell, they got a permit in February to fix the roof of that building (the rear roof appears to have collapsed.) I am really hoping they can stabilize it.

1 hour ago, Chas Wiederhold said:

Yet it will be used for cars to sit empty for hours at a time.

That's what parking garages are for....

I have a project on E. 15th Street in OTR, 8 condos with an elevator. Does anyone have a GC recommendation?

19 hours ago, CincyIntheKnow said:

I have a project on E. 15th Street in OTR, 8 condos with an elevator. Does anyone have a GC recommendation?

Manning is pretty great.

21 hours ago, dnymck said:

Manning is pretty great.

I'm sure Manning is really great but have they been subjected to the torture of Hell that is Cincinnati Building and inspections?

 

Covington is a long way from Cincinnati, red tape wise.

 

What do you think about SSRG/HGC? I had a good experience with them.

 

I can warn of one contractor with a current OTR project and another nearby from personal experience, but I don't want to do it on this public forum.

Edited April 22, 20232 yr by 1400 Sycamore
Only one of the failing projects is in OTR.

On 4/20/2023 at 1:16 PM, CincyIntheKnow said:

I have a project on E. 15th Street in OTR, 8 condos with an elevator. Does anyone have a GC recommendation?

 

Here are my recommendations based on contractors that have actually completed multifamily projects down in that part of town.  Renovating in OTR is a completely different animal than anything else in the city:

HGC (been poking around down there for years but have almost outgrown these type of projects)

CM Squared (former HGC guy that has experience poking around down there)

TriVersity (might not be interested, but do a lot of similar projects for 3CDC so they have experience)

 

Send me a message if you want specific contacts for each company.  

 

Edited April 24, 20232 yr by nicker66

On 4/21/2023 at 7:06 PM, 1400 Sycamore said:

I'm sure Manning is really great but have they been subjected to the torture of Hell that is Cincinnati Building and inspections?

 

Covington is a long way from Cincinnati, red tape wise.

 

What do you think about SSRG/HGC? I had a good experience with them.

 

I can warn of one contractor with a current OTR project and another nearby from personal experience, but I don't want to do it on this public forum.

Yes they have. Manning has done a bunch of work in Oakley the last few years too.

Put this in here since it includes Model group and 3CDC. Northern OTR in the next 2-3 years will be unrecognizable to what it is now. 

 

https://www.fox19.com/2023/04/25/28-million-mixed-use-project-starts-clock-vine-street-otr-north/?outputType=amp

I feel like the Vine street curve leading into the 5 way intersection with McMicken has the potential to be a truly unique and special place in the city. Can't wait for that area to be revitalized and stabilized. 

Has there been any talk about re-doing the streetscape of Vine north of Liberty? It would be incredible if they could bury the power lines, create curb bump outs, and plant some trees along those blocks. It would really enhance the pedestrian experience, it's so desolate right now.

With how much construction is going to happen in this area, it probably doesn't make sense to do a major streetscaping project for several years until the bulk of the work is finished.

That makes total sense, I don't really know the timelines for coordinating the relocation of utilities and planning for this sort of thing. Thanks

Lots of work north of Liberty to be excited about.  Getting Vine St revitalized from Liberty to McMicken will be huge.  That street is so blighted right now but the building stock is there to turn it around.  

The building on the left is one of the buildings for Models renovation (1814 Vine). I wonder if the little one story part is also apart of that or if that’s a separate building? If it is part of the renovation I wonder if they are planning on adding floors above, would also make a cool bar with a rooftop. 

The building at the corner of Vine and Elder had the fake stone ripped off and must have had really bad deteriation of the brick bcause the entire brick corner and iron post have been removed and scaffolding is all around. This is the kind of thing that shows why OTR buildings can be so expensive to renovate (the right way). 

 

Did that graffiti happen after the stone facade was removed? What a bummer, that mural looks so cool. 

^yeah, it got tagged as soon as the permastone was removed.  Such a shame.

https://www.bizjournals.com/cincinnati/news/2023/04/26/jack-browns-cincinnati-permanently-closes.html?cx_testId=40&cx_testVariant=cx_6&cx_artPos=1#cxrecs_s
 

Sad to see it close. The few times I had been there it was pretty good. Hopefully something will fill that space quickly. 

45 minutes ago, Ucgrad2015 said:

https://www.bizjournals.com/cincinnati/news/2023/04/26/jack-browns-cincinnati-permanently-closes.html?cx_testId=40&cx_testVariant=cx_6&cx_artPos=1#cxrecs_s
 

Sad to see it close. The few times I had been there it was pretty good. Hopefully something will fill that space quickly. 

I didnt even know it existed, we frequent OTR weekly and this one definitely slipped through the cracks. 

Model Group's $30 million Findlay Market-area development lands city funding over neighbors’ objections

 

A major redevelopment of a dozen historic Findlay Market-area buildings will get a $2.3 million city grant to add dozens of new affordable units, but the unanimous City Council vote came after the Over-the-Rhine Community Council opposed the project.

 

Model Group plans to invest $30 million to convert 12 historic buildings near the market into 51 apartments, with half of them affordable to people making 80% of the area median income, as well as 16,500 square feet of commercial space.

 

Cincinnati City Council voted unanimously to fund the project from a tax-increment financing fund that covers the western portion of OTR and downtown.

 

More below:

https://www.bizjournals.com/cincinnati/news/2023/04/27/model-group-findlay-market-funding.html

 

So 50% affordable units and the OTRCC still objects to it? They come off as unreasonable to the point where their "concerns" can't be taken as valid. 

41 minutes ago, wjh2 said:

So 50% affordable units and the OTRCC still objects to it? They come off as unreasonable to the point where their "concerns" can't be taken as valid. 

Yeah, and Cincinnati council recognizes that OTRCC is not to be taken seriously, thank goodness.

 

This is their new go-to excuse: "There are families that want to live here, but we only build 1-2 bedroom housing, so the few options that do exist aren't affordable" 

1 hour ago, wjh2 said:

So 50% affordable units and the OTRCC still objects to it? They come off as unreasonable to the point where their "concerns" can't be taken as valid. 

unfortunately, there are a lot of people on council who want to give a voice to everyone no matter how ridiculous or unreasonable their position is. Josh Spring is a perfect example. Those on council should be saying that they are not going to be taking him seriously until he either moderates his position into something reasonable or his group finds a new leader to represent them. Unfortunately, that will not happen. 

59 minutes ago, 10albersa said:

This is their new go-to excuse: "There are families that want to live here, but we only build 1-2 bedroom housing, so the few options that do exist aren't affordable" 

I think her other big stated concern was that the affordability isn't low enough. She then pivoted to talking about lack of parking in the neighborhood and that the income-restriction only lasts for 15 years. IIRC she has spoken before about parking concerns around northern OTR and the reason why JMLK filed the motion for the expansion of the residential parking district around Findlay. A second person stated that it should be a loan, not a grant, as well as talking about draining the TIF, the units are too expensive, and not enough family-sized units.

 

What I find interesting is that Reggie Harris stated that the Cincy Insights page shows that the TIF has a balance of $9 million. The most recent financial report from the city shows that it's more complicated than that. The fund balance is not the same thing as the available balance. The amount of funds that have either not been spent, or are not being held in reserve to pay off bonds, is $4.5 million. So yes, the cash balance will be cut in half by this project. I think the more useful point to make is that the district raises $7 million a year. We also do not know what the estimated bonding capacity of the TIF district is. IIRC this district will still be around for another 10 years, so the bonding capacity could be well over $70 million, and growing.

I would say in general I am against using TIF to fund market rate or 80% AMI projects. I think TIF should be focused mainly on streetscaping, public amenities, and potentially actual low income rentals (maybe a maximum of 60% AMI or something).

 

I think any project should be able to get tax abatements, and we should give further abatements for projects based on the AMI of the units.

Parked my car across from Joseph Knox distillery and walked down to the Fc game last night and was able to grab this photo. It’s crazy how much this section has changed with the addition of these two structures. It’ll be even more drastic when the Central Parkway part of Liberty and Elm starts rising.

27 minutes ago, Ucgrad2015 said:

Parked my car across from Joseph Knox distillery and walked down to the Fc game last night and was able to grab this photo. It’s crazy how much this section has changed with the addition of these two structures. It’ll be even more drastic when the Central Parkway part of Liberty and Elm starts rising.

Really hoping the facade treatment of the parking garage is done right and not VE'd to looking like a couple sad panels, (Looking at you U-Squared Parking Garage)

 

1 hour ago, ryanlammi said:

I would say in general I am against using TIF to fund market rate or 80% AMI projects. I think TIF should be focused mainly on streetscaping, public amenities, and potentially actual low income rentals (maybe a maximum of 60% AMI or something).

 

I think any project should be able to get tax abatements, and we should give further abatements for projects based on the AMI of the units.

Primary objection of those in the neighborhood opposing the TIF is that the rents are for 80% AMI and the research shows that that we don't NEED more of that - we have gaps at 55% AMI and below. The opposition was to city investment in housing that fails to meet the need!

8 minutes ago, savadams13 said:

Really hoping the facade treatment of the parking garage is done right and not VE'd to looking like a couple sad panels, (Looking at you U-Squared Parking Garage)

 

 

I used to work for the guy whose other company made those panels.  Soon after they went up, he died in a treadmill accident.  

 

 

39 minutes ago, CRICKETS said:

Primary objection of those in the neighborhood opposing the TIF is that the rents are for 80% AMI and the research shows that that we don't NEED more of that - we have gaps at 55% AMI and below. The opposition was to city investment in housing that fails to meet the need!

 

What research shows that? We absolutely need 80% AMI housing. This is a tired talking point. The only way to achieve housing abundance for all is to build a lot of housing at different price points. Also, filtering happens when people are no longer competing for housing because we've built more. It's ridiculous to say we will only support 55% AMI housing when this project fills a big need and it also fixes up a bunch of abandoned buildings and makes several blocks of the neighborhood nicer.

1 hour ago, ryanlammi said:

I would say in general I am against using TIF to fund market rate or 80% AMI projects. I think TIF should be focused mainly on streetscaping, public amenities, and potentially actual low income rentals (maybe a maximum of 60% AMI or something).

 

I think any project should be able to get tax abatements, and we should give further abatements for projects based on the AMI of the units.

 

To be fair, fixing these buildings up is going to do a lot to improve the streetscape there.

14 minutes ago, DEPACincy said:

 

What research shows that? We absolutely need 80% AMI housing. This is a tired talking point. The only way to achieve housing abundance for all is to build a lot of housing at different price points. Also, filtering happens when people are no longer competing for housing because we've built more. It's ridiculous to say we will only support 55% AMI housing when this project fills a big need and it also fixes up a bunch of abandoned buildings and makes several blocks of the neighborhood nicer.

 

https://www.lisc.org/media/filer_public/b5/35/b5358818-59ac-47a2-bf1e-5c40405ff09f/housing_our_future_-_5-27-2020.pdf

52 minutes ago, Lazarus said:

 

I used to work for the guy whose other company made those panels.  Soon after they went up, he died in a treadmill accident.  

 

 

Even the treadmill knew it was a lipstick job. 

12 minutes ago, CRICKETS said:

 

https://www.lisc.org/media/filer_public/b5/35/b5358818-59ac-47a2-bf1e-5c40405ff09f/housing_our_future_-_5-27-2020.pdf

 

Yea, that's not what the LISC study says at all. The folks at LISC have repeatedly pushed back against interpreting their report as a statement that we should only build very low-income housing. In fact, if you actually read it, it says the opposite. They point out that there is no way we could solve the problem by only building 60% or below units:

 

"Creating a healthy mix of housing affordable at different income tiers will ease pressure on the lowest-income residents. These production goals should be coupled with actions to raise wages, open markets, and create supports around existing affordable housing, which will allow an additional 20,000 households to access affordable housing over the next ten years."

 

Funny enough, they point out delays in construction caused by the fees and onerous process (like going through community councils that are unrealistic) as one barrier to more housing affordability:

 

"Add to this the uncertainties associated with the development approval process. Fees and delays in development approval can add significantly to the expense of development."

 

Sorry for any confusion. No one is opposed to building housing.

 

It's a question of priorities for PUBLIC INVESTMENT of very limited resources, like TIF. In this case, the CC opposed the use of TIF for this project because it isn't meeting the GREATEST need, which is housing affordable at lower incomes. 

1 minute ago, CRICKETS said:

Sorry for any confusion. No one is opposed to building housing.

 

It's a question of priorities for PUBLIC INVESTMENT of very limited resources, like TIF. In this case, the CC opposed the use of TIF for this project because it isn't meeting the GREATEST need, which is housing affordable at lower incomes. 

 

Yeah this is my opinion. I'm supportive of this project, and think the city should approve permits and such. I don't think city approval of any project should be reliant on affordable housing metrics. I do think we should provide more incentives (ie public funding) for projects that provide lower AMI units.

 

I just don't know that TIF funds here are appropriate. 

10 minutes ago, CRICKETS said:

Sorry for any confusion. No one is opposed to building housing.

 

It's a question of priorities for PUBLIC INVESTMENT of very limited resources, like TIF. In this case, the CC opposed the use of TIF for this project because it isn't meeting the GREATEST need, which is housing affordable at lower incomes. 

 

In a vacuum I would agree. If two proposals existed for this group of buildings and one included more 60% AMI units I would give that proposal the go ahead and the TIF funds. But that's not where we stand. Model Group wants to bring these buildings back to life and provide affordable units in the process. And projects like these are risky. So we should do everything we can to shepherd it through quickly and assist them in getting it done. The other option is abandoned buildings.

Does anyone know what ever came about 1518-1520 Race street? 
 

https://www.bizjournals.com/cincinnati/news/2020/06/19/unique-mixed-income-otr-housing-development-gets-k.html

The redesigned Woodward is now open:

 

How do you all like that 'grass'?

 

looks really nice. 

3 hours ago, jwulsin said:

The redesigned Woodward is now open:

 

Crazy how fast they converted this. The downside to it is I feel like it has just pushed the problems they were trying to nip in the butt out to Main Street. 

3 hours ago, CRICKETS said:

How do you all like that 'grass'?

 

I just hope it doesn't become a free seating area for the new restaurant (Yoli's Pool House) and stays fully public. On April 24 the new tenant asked for a variance request from HCB for amplified sound from the outdoor patio. On a related note they are going to paint the new brick building white which is a choice I guess.

 

1 hour ago, mcmicken said:

I just hope it doesn't become a free seating area for the new restaurant (Yoli's Pool House) and stays fully public. On April 24 the new tenant asked for a variance request from HCB for amplified sound from the outdoor patio. On a related note they are going to paint the new brick building white which is a choice I guess.

 

The new building brick is beautiful totally against them painting the building. 

That was a whole lotta work to shut down a drug drive-thru. 

The park extension looks great! Not a big fan of painting unpainted brick but excited for a new business here.