It has been my understanding that Urban Sites is currently working on sound issues in the building.  When original floors are used and ceilings are left exposed you achieve a great look at the expense of perfect function.  The problem will be solved one way or another.

 

that is my understanding as well.....although it is also my understanding that they have really dragged their feet on this whole issue for far too long.  Be that as it may, as long as it is resolved to the residents' satisafaction (which one hopes it wil be), then all is (perhaps) forgiven.

although it is also my understanding that they have really dragged their feet on this whole issue for far too long.

I believe there was some real head scratching as how to fix the problem initially.  Rugs, insulation, change in flooring type to cork.  There are definite fixes but for every fix to function it took away from aesthetics.  For instance, the easiest fix would be to carpet and drywall everything but as you can imagine, that fix may be met with some resistance.  There is a solution and I am sure Bill Baum will find it.

Hello Urban Ohio and Gateway Quarter enthusiasts.  I'm Greg Olson, COO of Urban Sites. 

 

I've read a few of the remarks here and would like to share a bit...

 

Urban Sites does constantly strive to deliver quality product with a unique aesthetic.  Thanks Michael for your kind remarks.

 

Bringing a special destination restaurant to OTR (more specifically within Duveneck) would be a fabulous outcome.  Most assuredly, our commitment to this reality is paramount.

 

We (the collective ownership that is Urban Sites) have been developing spaces in OTR for 20 plus years and we have more at stake than one development.  This includes the 300 plus residential rentals we own and manage; all within the soutern boundaries of OTR.  So any efforts made on any of the subjects in this discussion thread is met with thorough and deliberate thinking and communication with all stakeholders. 

 

 

 

 

Had a chance to view some of the new units of Phase III.  I must say I was very impressed with a lot of the units.  Certainly, I will be excited to see the streetcar become reality so we won't have to continue to equip every unit with a surface lot (or garage spot.)  This continues to be a sticking spot with me.  Regardless, I will post some pictures soon of my experience, but I encourage everyone to take part in the tour on Saturday to see for yourself.

Freelance architecture firm taking the Gateway Building live/work space at the corner of 12th & Vine.

Great to see those live/work spaces getting filled.  There's a lot of potential for what can be done with them.  Hope to see more go in somewhere else in OTR or Downtown.

Vine Street streetscape photo update, 5/19/09

http://www.building-cincinnati.com/2009/05/vine-street-streetscape-photo-update.html

 

A massive streetscape project is under construction along Vine Street, between 12th and 14th streets, as part of Gateway Quarter Phase III.

 

The project includes buried utility lines, new sidewalks and curbs, new lighting and traffic signals, street trees, new signage and meter poles, and bicycle and newspaper racks.

 

Apparently, the project has been delayed a couple of weeks due to shipment of incorrect bricks!

 

Merchants, residents, and neighborhood stakeholders hope that the sidewalks are completed in time for the Go OTR 5K Run/Walk on June 20.

 

There are 9 photos in this slideshow, starting at 14th Street and working southward.

They've started laying the brick, which will run in a 2ft. stripe near the curb and around utility poles. The main part of the sidewalks will be concrete. 

Had a chance to view some of the new units of Phase III. I must say I was very impressed with a lot of the units. Certainly, I will be excited to see the streetcar become reality so we won't have to continue to equip every unit with a surface lot (or garage spot.) This continues to be a sticking spot with me. Regardless, I will post some pictures soon of my experience, but I encourage everyone to take part in the tour on Saturday to see for yourself.

 

I was privy to a sneak preview as well, and would first like to thank Michael, Holly and Stacy for inviting me on the tour.  I was quite impressed with the developments in Phase III.  Gateway is continuing to offer quality loft condo space to those who want that product, which I assume is largely young professionals and empty nesters.  It is good that we are focusing a product on these two groups because they, quite frankly, have the disposable income to spend on the restaurants and cultural opportunities in OTR and Downtown.

 

I was pleased to see some condo units that had more traditional floor plans and living arrangements, particularly the new construction development at 14th and Vine, as well as  at Mottainai on Republic.  I personally prefer a more traditional floor plan and soffits (which I believe is the term for the piece of the ceiling that drops down to hide the cooling ducts) and I was pleased to see those options were being offered as well.  In addition, having multiple builders in the Quarter is a plus, at the very least because during the tour one begins to notices similar materials (understandably bought in bulk) at various developments, so if the kind of granite countertops or sinks that one developer uses is a dealbreaker for you, you've got other options.

 

Although we didn't get to enter the City Homes on Pleasant Street, I was very excited about the possibility of the densely-packed single family homes being an option.  Children really make a neighborhood a neighborhood, and I think it is imperative that we make sure that we are providing real opportunity for middle class family living in an intensive  urban environment, while realizing that it is always going to be less prominent than condos or apartments.  It makes a neighborhood a lot healthier when kids are living and growing up there.

 

I agree with Atlas that the amount of surface parking is still depressing, yet that clearly is a necessity to get folks down there right now.  I would also like to point out how none of this revitalization could be done without the 3CDC providing the leadership and plan.  These individual projects require so much work on their own to do right- it is simply incredible how well they mesh together.

 

This is what we need to be doing- moving people back into an underutilized neighborhood- getting non-performing properties filled with residents and businesses.  It's a huge job.  So long as we are making outreach to make sure it's not simply a place for the post-college and the post-children sets, and we keep reusing old buildings and making sure that the new construction fits into the neighborhood, OTR will be in great shape.

Had a chance to view some of the new units of Phase III.

I believe that was one of our best blogger tours yet. The Segways are a blast and certainly made going from building to building much easier. Also, Switch kicked in beer and wine afterward and it just made for a great evening. It was nice to finally meet some of the UO people and put both a face and a name to the person.

 

Buildings toured included Goodfellows Hall, Falling Wall, Lackman Lofts, City Home, 14th and Vine, and Mottainai. All of these buildings will be on the Expansion Tour this Saturday from 12-4.

How often to these tours take place? Are there any scheduled for the week of June 20-26?

We try and do tours like that either before big public tours or at the release of a new phase.  But I will say this, if we get groups of say 6-8 people who are interested in touring, we will pull one together. 

Still haven't seen 14th and Vine, Mottainai, Lackman or City Home so it would have been nice to join you guys.  Guess I'll just have to wait until Saturday.

Still haven't seen 14th and Vine, Mottainai, Lackman or City Home

^Each of those buildings will be on the Saturday Expansion Tour.

 

Are there any scheduled for the week of June 20-26

June 20th is the OTR 5K and the Gateway Summer Celebration so there will be a lot going on in and around the Quarter.

Had a chance to view some of the new units of Phase III.

I believe that was one of our best blogger tours yet.  The Segways are a blast and certainly made going from building to building much easier.  Also, Switch kicked in beer and wine afterward and it just made for a great evening.  It was nice to finally meet some of the UO people and put both a face and a name to the person. 

 

Buildings toured included Goodfellows Hall, Falling Wall, Lackman Lofts, City Home, 14th and Vine, and Mottainai.  All of these buildings will be on the Expansion Tour this Saturday from 12-4.  

 

Was that you guys going into Switch last night around 8:30?  I should have crashed that party....I scootted off instead.

That was us.  I don't think we got out of there until about 10:30.

New properties on Gateway Quarter tour

By Lisa Bernard-Kuhn • [email protected] • May 28, 2009

http://news.cincinnati.com/apps/pbcs.dll/article?AID=/AB/20090528/BIZ01/305280015/

 

Six newly open buildings with 41 new condos and five newly constructed single family homes in Over-the-Rhine will be highlighted Saturday during the “Gateway Quarter Expansion Tour” slated to run from noon to 4 p.m.

 

The tour is free and open to the public.

Wow! Thanks again to Michael, Holly and Stacy for the tour last night.  :clap: It was a great time. I think what really impressed me most was the Mottainai project by B2B. Please, anyone going down on Saturday, don't miss this building. While I really appreciated the other projects for their spaces (Goodfellows Hall had a stunning three storied space that was breathtaking) as well as for their reuse of existing building elements, Mottainai had developed a much richer language of materials and detailing. Because it was my first extensive tour of Gateway, I don't know if this is characteristic of them or if it was just because they were dealing with a pretty simple palate of a building (versus Lackman which is a polychromatic orgy of a brick building, dripping with ornament--dont' miss the staircase in this building!!).

 

Lincoln makes a good point about the benefit of having multiple developers rehabbing these buildings. Just like the neighborhood itself, housing options need to be diverse. While everyone on the tour seemed convinced that the 14th and Vine building will fill the market demand for newly constructed units (and they were VERY NICE units), I still feel like it fell short on the design side. The developer/architect really had an opportunity to flex their muscles, because they were not confronted with the challenges of working around an existing structure. It's tough though, as any architect will tell you, to do a new project in the midst of such an amazing context, but I don't think the strategy of "blending in" will ever work. You have to understand the context, maybe nod to it, and then innovate. One aspect of 14th and Vine that we kind of scooted by (is that the proper term for travel when one is on a segway?) that actually accomplished this is the storefronts. From what I've read, they will open up completely like garage doors made of glass. That's the kind of understanding of the urban context and innovation based on that understanding that I would like to see in future new construction in OTR.

please God let there be no bowl sinks in the bathrooms of these new projects.....

I have thought that 14th and Vine would make an ideal location for a locally-owned floral and produce stand, but I doubt that it would generate sufficient revenue to cover the costs.

please God let there be no bowl sinks in the bathrooms of these new projects.....

Sorry buddy...you're prayers have fallen on deaf ears.  :angel:

then I shall begin my crusade anew....and smite yon bowl sinks from the face of the planet.

I see your bowl sinks and raise you exposed ductwork.

please God let there be no bowl sinks in the bathrooms of these new projects

Mottainai has some of the most unique sinks I have ever seen.

I too want to thank Michael, Holly and Stacy for the tour on Wednesday night.  Thanks to the guys at Switch for the drinks afterward as well.  I'll be pointing a few friends here in DAAP to your place!  And of course, thanks to Segway of Ohio for the wheels for the evening.

 

I've got quite a few photos that I will post over the weekend when I get a chance.  All of the buildings were interesting, but I agree with BlauBaum that Mottainai was my personal favorite, and the units are a great value.  The three story unit in Goodfellows was simply amazing.

I suppse I didn't officially thank Holly, Michael, Stacy, the guys from Segway, and the guys from Switch for a great evening.  I personally liked Lackman.  For someone like me, it was the perfect size with a great outdoor space and beautiful Rookwood finishings.  Plus, the rooftop view was the best IMO.  I too have a lot of pictures and may post them, but it seems most didn't turn out well and so I may just let Ram do the heavy lifting with that.  I think I am going to do the tour tomorrow, this time with the bf. 

I finally uploaded some of the photos from Wednesday's Segway tour, a lot of these are probbaly the same places you guys who took the tour on Saturday saw:

 

Good Fellows Hall:

 

 

The view from Good Fellows:

 

 

Lackman Lofts:

 

 

The view up Vine St. from 14th & Vine:

 

 

The full gallery is here:

 

http://www.daapspace.daap.uc.edu/~feinze/galleries/photography/otr_02/index.html

Thanks Zach.  Now I don't have to, esp. since mine are nowhere near yours in quality.  I love the first one, with the segways in the Goodfellows unit. 

Ok, sorry for the delay.  It has been a hectic week for me, but the Segway tour was an amazing highlight.  Michael asked us to outline some key points/ observations...

 

-I really liked 14th and Vine on the interior.  The floating clouds are a cool touch, and the space and amenities for the price are unbeatable.  It is quite obvious why they are selling so well.  I still have gripes with the exterior, but the interior is top notch.  It belongs in the Gateway Quarter for sure.

 

-The old character in buildings like Goodfellows stole the show.  In ram's picture you can see that unit that had something like 5 fireplaces in it. (not all functional, but still awesome)  I am still buzzing about the curved piers in Falling Wall.  If I were going to renovate a building myself <wink,wink> I would try like hell to maintain these bits of charm.  Urban sites did a great job of this on the whole, although themes like the canted walls in Falling Wall tend to be a bit distracting to me. (Granted I may not be their target demographic, but I digress.)

 

-City Home is turning out better than the renderings (at least from the exterior), and the character of the streetscaping is really going to transform that neighborhood.  I am curious to see how successful the competition with the suburbs will go, although I know that they are targeting SCPA families more than anything.

 

-Lackman is a gem.  Between the awesome balconies, gorgeous staircase, and building ornament.  Wow.  I really, really dug the funky conduit vertical lamp thingy you can see in ram's pic.  I think the balance of modern and historic is really struck well in this building.  Having house shopped recently with my fiance, my only gripe would be the size of kitchen, but for a single person who wouldn't cook that much it works out very well.

 

-Mottanai=awesome.  It just really appealed to my taste: heavy horizontals, a balance of exposed brick and gypsum for contrast, and an amazing kitchen.  I really dug the concrete trough sinks, and the cork floors were an interesting change.  Kudos, and I hope they sell well so a few more units like them get built.

 

General:

-Diversity of developers is a must.  By the end of the tour we could figure out who the developer was by how the buildings were done. 

-I liked the travertine bathrooms, but am glad not everyone does them, they could get old quick.  For the most part the bathrooms were very contemporary and the materiality was very attractive, good call. 

-Wood floors are a definite plus. 

-Lofted spaces and mezzanines are cool when they work well for a layout or space, but I wouldn't force them everywhere. 

-I think Main St could gain a lot in the short term if some of the empty storefronts were turned into lobby spaces for the residents above, or into indoor/ outdoor party rooms that could be rented.  It would be a cool amenity for the tenants, and it would help with the street character greatly. 

-I wonder how people would feel about shared large rooftop balconies rather than smaller private ones.  They felt a bit claustrophobic and separated from the street at times.

 

**Special thanks to Michael, Holly and Stacy for making the tour happen.  And a crazy thanks to the guys at Segway...  I am addicted. 

 

I absolutely loved meeting everyone.  Maybe we can have a UO get together so we can put more faces with names?

Are there any rentals in this place? I'd love to rent one of those!

wow, awesome units

Rentals will be a big part (if not all) of the next phase. Michael or Holly can confirm that.

That super-tall unit in Good Fellows (4th pic in the gallery after the jump) is one of the coolest condos I have ever seen.  How much did that/is that going for?

Michael or Holly can confirm that.

The next phase is primarily rental and you can see the buildings as you travel north of 14th on Vine St. on the Western (left) side of the street.

 

That super-tall unit in Good Fellows (4th pic in the gallery after the jump) is one of the coolest condos I have ever seen. How much did that/is that going for?

399,000. There is some real intrest in that unit and hopefully it will be sold very soon. That is one of my favorite units in the Q.

 

I wonder how people would feel about shared large rooftop balconies rather than smaller private ones.

Holly and I felt the same way after we had a get together on the roof of the Emery building.

 

--The Expansion Tour had over 700 people in attendance.

When is the rental phase expected to go on the market, and what will be the typical rental rates?

 

I love that tall space as well, and the price tag can't be beat... That same unit would easily cost a couple million in NYC's Williamsburg or Lower East Side neighborhoods.

When is the rental phase expected to go on the market, and what will be the typical rental rates?

They will go under const. in August and should be completed late winter to spring.  I am not sure about the rates just yet but I will keep you posted. 

^Thanks for all the information.  That phase of apartments will really be great and introduce a product not yet available in the current Gateway phases.

^ Agreed. I fear the new apartments will probably be beyond a single grad student's budget (at least a single grad student who isn't willing to live with roommates), but maybe something to keep in mind for after grad school.

 

Maybe I've asked this here before, but what's the general quality of life like in OTR? I've lived in some similarly "up-and-coming" neighborhoods in NYC and Chicago, and the one thing that consistently drives me apeshit is the noise from loud car stereos, thugs hanging around on street corners, and the general petty crime and vandalism.

 

Here in NYC, it's apparently socially acceptable to park your car on the street, open up all the car's doors and windows, and blast hip-hop music at top volume while you and your hoodlum friends sit in lawn chairs on the sidewalk until 4 AM yelling at other people and smashing beer bottles on the pavement. This is what I have to put up with every single night.

 

As you might imagine, I'm feeling pretty burned-out with urban life in general, and if I move back to Cincy next year, I'll find it very tempting to get an apartment in a quiet, leafy neighborhood like Mt. Lookout or my hometown of Fort Thomas. That said, I'm excited about what's happening in OTR, and I'd love to be a part of that scene, but not at the expense of being able to sleep at night.

I fear the new apartments will probably be beyond a single grad student's budget (at least a single grad student who isn't willing to live with roommates), but maybe something to keep in mind for after grad school.

 

I would actually be surprised if the new apartments are out of the range of a grad student's budget...but then again this is just purely speculation on my part.

I think my budget would be about $600/mo for a one-bedroom. Based on the listings I've seen on craigslist, $500-600 seems to be about the low end in Cincinnati for a one-bedroom apartment that isn't a total dive.

Apartments in the CBD typically average around $1 per square foot.  OTR tends to be less with the exception of a few places.

Maybe I've asked this here before, but what's the general quality of life like in OTR? I've lived in some similarly "up-and-coming" neighborhoods in NYC and Chicago, and the one thing that consistently drives me apesh!t is the noise from loud car stereos, thugs hanging around on street corners, and the general petty crime and vandalism.

 

Does that happen? Sure. Some places more than others but I will say that my wife and I moved to OTR after living in Mt. Adams. She grew up in West Chester, I in Amberly Village and yet we wouldn't want to live anyplace else. OTR isn't for everyone. Even now, it takes a bit of a pioneering spirit but this isn't the same OTR as it was 5 years ago and it will be even a different OTR 5 years from now. I guarantee if you move to OTR expecting to hear loud car stereos, see thugs on corners then that is exactly what you will get. On the flip side, if you want to see a tight knit neighborhood, a fun place too live and work, then that to is exactly what you will get. You will make this, or any community into what you want it to be, good or bad.

 

Posted my photos from the Gateway Expansion Tour here - http://www.urbanohio.com/forum2/index.php/topic,19285.0.html.

Here in NYC, it's apparently socially acceptable to park your car on the street, open up all the car's doors and windows, and blast hip-hop music at top volume while you and your hoodlum friends sit in lawn chairs on the sidewalk until 4 AM yelling at other people and smashing beer bottles on the pavement. This is what I have to put up with every single night.

 

As you might imagine, I'm feeling pretty burned-out with urban life ...

 

Part of the problem is that we (as a country) have allowed that to be the definition of "urban life", when it isn't.

Yeah, I live in OTR and have a quiet experience here. At times, I can hear music booming a few streets over, but that's it. I have a view of my interior courtyard, though.

 

I walk the streets nearly daily here, and while there are some booming cars, it's not as bad as it once was. That's mostly been shoveled north of Liberty or pushed into the West End or Avondale. It's mostly pretty calm and quiet.

 

There is nothing more that irritates me than loud music on the street, worthless individuals huddling the street corner acting as spotters or salesmen, and ruckus causers.

^ That's good to hear... I can tolerate a certain amount of normal street noise, but I share your feelings about the loud music, etc. Here in Washington Heights, loud music and drag-racing motorcycles at 4 AM are pretty routine, and it gets old fast, especially when you're paying four figures to rent a small studio.

OTR the series discussion moved here - http://www.urbanohio.com/forum2/index.php/topic,19287.0.html.

My experience of OTR has been that the people passing through are the people causing problems. I know this is not always the case, but in my little corner of the Rhine, the neighbors we know are very polite and friendly and the street is quiet for the most part. I have had a couple times where people were parked in a car blasting music, but a quick call to the police roused them out of there back where they came from. The two most annoying things to me are the prostitutes at night on the street corner, and the litter. We've been living here for over two years, and we love it!  :-D

Your absolutely right.  The actual people living there are very nice and will be more than happy to have a conversation with you.  Thugs pass through from Avondale, Roselawn, and probably parts of Winton Terrace and god knows where else.  Fix it up, they have no place to go.  It's working;)

My experience has been that there is a lot of loud music, a lot of yelling....some days its obnoxious, others days its quiet.  I have adjusted to it pretty well except for the Tender Mercies employees.  Of all the people on the block that make noise I find it least acceptable and most frequently coming in the middle of the night from their all night employees out on the sidewalks.