May 3, 201015 yr The new condo/apt building along Vine Street should not include a new curb-cut for garage entry. They should solely enter off of Mercer Street It does not appear that circulation would allow for that.
May 4, 201015 yr Freshmen year architecture/urban design lesson: street names on any and all drawings, especially if they're going public. Amen to that!
May 4, 201015 yr I'm not an urban design student, but I do know the blocks....for those that can't figure it out easily: The large photo at left is easiest. Looking down on Mercer commons, it is Vine running North/South on Left, Walnut on the right, and Mercer bisecting the Northern and Southern parcels. Directions are normal (North on top, South on bottom etc.). The Buddy Gray building is at the lower left corner of the lower interior square. Trinity Flats is the large white structure in the upper block fronting Vine. The large maroon building on Vine is that snazzy structure you see in the lower drawing to the right (which I understood was to be a garage). That view seems to be looking SE across the street, from a vantage point akin to the turret at the 14th and Vine building. But I agree it was not simple to read without the streets, particularly since they're employing different vantage points.
May 6, 201015 yr Heading up Vine yesterday after the Reds game, a friend and I decided to stop and look around for some mother's day gifts. We tried to go in Senate for a beer but were told it didn't open until 4:30 (it was just after 4) so we went in some of the shops for a while in the meantime. By the time we got back to senate (about 4:45) the outdoor seating had already been taken up and the place was starting to bustle. We sat at the bar and had a beer and I really enjoyed the atmosphere. Can't wait to get back and hopefully sit outside!
May 6, 201015 yr Heading up Vine yesterday after the Reds game, a friend and I decided to stop and look around for some mother's day gifts. We tried to go in Senate for a beer but were told it didn't open until 4:30 (it was just after 4) so we went in some of the shops for a while in the meantime. By the time we got back to senate (about 4:45) the outdoor seating had already been taken up and the place was starting to bustle. We sat at the bar and had a beer and I really enjoyed the atmosphere. Can't wait to get back and hopefully sit outside! I have no idea how Senate's outdoor seating is allowed
May 6, 201015 yr I'm not sure either, and it takes up most of the sidewalk. I watched a user in a wheelchair basically squeeze along the brick pavers, which is not the minimum 4' required.
May 6, 201015 yr Heading up Vine yesterday after the Reds game, a friend and I decided to stop and look around for some mother's day gifts. We tried to go in Senate for a beer but were told it didn't open until 4:30 (it was just after 4) so we went in some of the shops for a while in the meantime. By the time we got back to senate (about 4:45) the outdoor seating had already been taken up and the place was starting to bustle. We sat at the bar and had a beer and I really enjoyed the atmosphere. Can't wait to get back and hopefully sit outside! I have no idea how Senate's outdoor seating is allowed My buddy actually commented on that as we were walking up to it. I kinda laughed in agreement, but figured they must have checked it out. Anyhow, it's a great asset and the city would be foolish to give them any grief about it. They should instead hope it spurs a tradition for bars on the street to adopt the same outdoor seating.
May 6, 201015 yr Cincinnati's narrow east-coast style streets have always been challenging for sidewalk life in the basin. I think it would be nice for one of the newer buildings to recess a bit every now and then to allow for outdoor seating and gathering without totally blocking the sidewalk.
May 6, 201015 yr Yeah, I agree. I'm not sure how or if the Senate's outdoor seating is legal, but it would be interesting to question to see if the remaining width of the sidewalk is within ADA compliance. As much as I don't want to be a debby downer to Senate, people still have to get around.
May 6, 201015 yr It would be cool if OTR had that outdoor cafe presence. I loved walking up and down Newbury Street in Boston because of that. Really cool atmosphere.
May 7, 201015 yr Yeah, I agree. I'm not sure how or if the Senate's outdoor seating is legal, but it would be interesting to question to see if the remaining width of the sidewalk is within ADA compliance. As much as I don't want to be a debby downer to Senate, people still have to get around. I've wondered the same, however I do think its a nice feature and it's really not much worse than the outdoor seating that takes up the sidewalk in front of Hamburger Mary's
May 12, 201015 yr I'm not sure either, and it takes up most of the sidewalk. I watched a user in a wheelchair basically squeeze along the brick pavers, which is not the minimum 4' required. My only guess would be a technicality. Most cities do not calculate based on sidewalk width, but rather right-of-way. The recent streetscaping project there might have extended the sidewalk somewhat thus putting a majority percentage outside of the City's ROW. Once it is outside of the ROW, you can do whatever you want as long as it adheres to the Zoning Ordinance. Most Zoning Ordinances only regulate sign heights as things relate to the sidewalk (signs must be higher than 8' off the ground for example). Zoning Ordinances also say that property owners can not stick things into the ROW, unless of course, they get a Variance approved. I'm not sure what Senate had happen, but I know they had to get special approval for their sign with the historic review board since they mounted it directly to the historic facade.
May 12, 201015 yr $10M Parvis Lofts project nearing completion in historic Over-the-Rhine By Randy A. Simes, Soapbox Cincinnati | May 4, 2010 http://soapboxmedia.com/devnews/0504parvislofts.aspx The first three phases of concentrated investment in historic Over-the-Rhine's Gateway Quarter are now complete. Totaling close to 200 new housing units, of which 61% have been sold, the Quarter also boasts 47,000 square feet of commercial space with 19 spaces leased out of a total 33. That success is now rolling into the fourth phase with its first project, Parvis Lofts. The $10 million development was funded through a combination of City grant funds, State and Federal historic tax credits, New Market tax credits and a loan from the Cincinnati Equity Fund. Parvis Lofts is located in the 1400 block of Vine Street near recent infill projects like Trinity Flats and Fourteenth & Vine. The block of historic structures extends along the majority of the block all the way to the buildings that house Smitty's which were recently ravaged by fire, but saved from the wrecking ball. Joining Parvis Lofts in the Phase IV of Gateway Quarter development is Saengerhalle and Westfalen Lofts on Race Street and the large Mercer Commons project. Altogether the projects represent $70 million in development costs and will create an additional 200 housing units, 63,000 square feet of commercial space and 300 parking spaces. Parvis Lofts, being developed by NorthPointe Group, will be the first apartments developed to date in the Gateway Quarter. "Up until now there has only been for-sale product developed in the Q, and we have received numerous requests for rental options," explained J.T. Barse with NorthPointe. "Like the Gateway Quarter as a whole, the project is aimed at attracting people that want to live in and embrace Cincinnati's urban core." The completed project will create 32 one- and two-bedroom apartments ranging from $600 to $1,800 a month. Along Vine Street, 600-4,500 square-foot commercial spaces are being created that are also for lease. Based on previous successes, Northpointe is excited about the Parvis Lofts project and their two other Phase IV projects - Saengerhalle and Westfalen Lofts. "NorthPointe has been an integral part of the Gateway Quarter from the very beginning of the project," said Barse. "Together with HGC construction we have developed Duncanson Lofts and Mottainai, both of which have sold out." The first six units of Parvis Lofts will be complete by June 1, 2010 with the rest being completed by September 1, 2010. According to NorthPointe officials, the project has been underway since October 2009 and has employed several hundred people along the way. Units within the Parvis Lofts project include hardwood flooring, washers and dryers, Cincinnati Bell fiber-optic service, "dramatic" window openings, secure off-street parking and a landscaped outdoor area with a grill behind the structure. Those interested in living opportunities can schedule a tour, or submit applications now by calling Karen Malone at (513) 835-2110.
May 13, 201015 yr I'm not sure either, and it takes up most of the sidewalk. I watched a user in a wheelchair basically squeeze along the brick pavers, which is not the minimum 4' required. My only guess would be a technicality. Most cities do not calculate based on sidewalk width, but rather right-of-way. The recent streetscaping project there might have extended the sidewalk somewhat thus putting a majority percentage outside of the City's ROW. Once it is outside of the ROW, you can do whatever you want as long as it adheres to the Zoning Ordinance. Most Zoning Ordinances only regulate sign heights as things relate to the sidewalk (signs must be higher than 8' off the ground for example). Zoning Ordinances also say that property owners can not stick things into the ROW, unless of course, they get a Variance approved. I'm not sure what Senate had happen, but I know they had to get special approval for their sign with the historic review board since they mounted it directly to the historic facade. Almost every building in OTR is a zero lot line on the front, which makes the sidewalk entirely in the ROW and subject to city review. It is usually handled through a revocable street privilege (RSP) which covers signs, seating areas, planters, etc. It technically includes anything overhanging the ROW from above like cornices and window boxes, though most everything is grandfathered in. Any new buildings are not allowed to project over the ROW without this approval.
May 18, 201015 yr Kaid Benfield at NRDC did a post on this interesting documentary about OTR restoration titled "The rebirth of Over The Rhine". I was only vaguely aware of it before. http://switchboard.nrdc.org/blogs/kbenfield/will_joe_melissa_steve_make_th.html
June 7, 201015 yr Looks like there is a battle ahead regarding the Smitty's buildings: http://www.preservationnation.org/magazine/2010/todays-news/historic-cincinnati-store.html One of the buildings is actually listed for sale: http://sibcycline.com/viewlisting.asp?mls=1203333&b=CIN&p=COMM&s=RETL&m=1&sender=SearchResults&a=1429-Vine-St-City-OH-45202
June 7, 201015 yr I am the proud new owner of the Smitty's "We Cash Checks" sign. It will be displayed in NEONS.
June 7, 201015 yr That would be a terrible loss but look at the bright side, at least the druggies aren't hanging out in front of the store anymore;)
June 7, 201015 yr Looks like there is a battle ahead regarding the Smitty's buildings: http://www.preservationnation.org/magazine/2010/todays-news/historic-cincinnati-store.html One of the buildings is actually listed for sale: http://sibcycline.com/viewlisting.asp?mls=1203333&b=CIN&p=COMM&s=RETL&m=1&sender=SearchResults&a=1429-Vine-St-City-OH-45202 The pictures they are using on that listing are from before the fire. Isn't that illegal? It's certainly unethical!
June 9, 201015 yr I am the proud new owner of the Smitty's "We Cash Checks" sign. It will be displayed in NEONS. Will you be cashing checks there?
June 9, 201015 yr * Moved new Diner on Sycamore news to http://www.urbanohio.com/forum2/index.php/topic,1769.2700.html *
June 27, 201014 yr $6.8M Saengerhalle development in Over-the-Rhine wins 12-year tax exemption. This is the complex of buildings on Race Street just north of Washington Park. With this additional tax exemption, this project moves one step closer to construction. Read more here: http://www.building-cincinnati.com/2010/06/offices-for-3cdc-northpointe-win-tax.html
June 28, 201014 yr The Gateway Condos between Central Parkway and 12th along Vine are having many exterior tiles removed. The bonding was coming off, again. They work to repair the facade of those units more than any other building in the city, it seems.
June 28, 201014 yr ^Bad detailing, maybe because they were designed by a firm from Miami FL not understanding the climate here.
June 29, 201014 yr According to Jane Prendergast' Twitter feed (don't judge me), the "City wants $115k from owner of burned Smitty's in OTR after demolishing part of the building and stabilizing others. Would place lien. And Smitty's is officially called Smiths Toggery Shop Inc."
June 30, 201014 yr Park + Vine relocating to Main Street OTR anchor moves to LEED certified Belmain after three years on Vine Street CINCINNATI, June 30, 2010 – Dan Korman announced today that he intends to move Park + Vine, Cincinnati’s green general store, from its original location at 1109 Vine Street two blocks east to the former Kaldi’s space, 1202-1204 Main Street, at the Belmain in Over-the-Rhine. Park + Vine, which opened in June 2007, is among a wave of stores nationwide focusing on ecologically friendly and environmentally sustainable merchandise. It is the first retailer in Cincinnati to specialize solely on these products. Park + Vine offers a broad mix of products that minimizes the use of natural resources, toxic materials and animal by-products. The store carries reusable bottles, bags and food carriers, non-toxic cleaning and paint supplies, natural baby and parenting supplies, and a growing selection of foodstuff. Korman plans to continue offering programming on sustainable living, such as cloth diapering, composting and rainwater harvesting. A major focus of the new space is a full vegan grocery store with bulk grains, local produce, bulk cleaning supplies, and a food bar with Fab Ferments Kombucha, fresh pressed juices and single-cup drip coffee and espresso from La Terza. The new store will feature a book wall, indoor and outdoor seating areas, bicycle parking, and a separate room for classes. Korman looked at a variety of spaces before choosing the Belmain. Park + Vine is lining up next to new and established businesses along a resurgent Main Street, including Another Part of the Forest, Atomic Number 10, Fitnext, forkheartknife, Iris Bookcafe, Jack Potts Tavern, Mixx Ultra Lounge, Mr. Pitiful’s, Neon’s Unplugged, Original Thought Required, Shadeau Breads, Urban Eden, You Do Yoga, and other galleries and offices. The Belmain condominium project, developed by Urban Sites, achieved a LEED Certified Silver Rating for Homes Mid-rise pilot program through the U.S. Green Building Council. LEED certification is a nationally recognized benchmark for high-performance environmentally friendly buildings, and through this pilot program, Urban Sites and the Belmain are leading sustainability of future mid-rise (4-6 story) residential buildings. New Park + Vine at Belmain, 1202-04 Main Street, Over-the-Rhine “This is a beautiful and culturally alive area–full of people who see potential in every corner of the neighborhood and are doing something about it,” said Korman, an Over-the-Rhine resident. “It’s an ideal place for budding entrepreneurs.” Park + Vine is one of several successful developments near the intersection of 12th and Main Streets timed to capitalize on the significant redevelopment and extremely high occupancy rates in this section of Over-the-Rhine. Greg Olson of Urban Sites said, “Park + Vine is a great addition to historic Main Street. It is exactly the type of retail business meant for the LEED Certified Silver Belmain Building. It will help us turn the corner and bring sustained economic vitality to one of Cincinnati’s finest commercial streets.” In its first three years of business, Park + Vine has received awards from Cincinnati CityBeat, Cincinnati Magazine, Greater Cincinnati Earth Coalition, Hamilton County Solid Waste Management, and Sierra Club Miami Group, and has been featured in national publications such as The New York Times and VegNews. Park + Vine will continue to do business at its current Vine Street location until its grand opening on Main Street, scheduled to coincide with the Midpoint Music Festival Sept. 23-25, 2010. Press contact: Dan Korman Park + Vine (513) 721-7275 [email protected]
June 30, 201014 yr ^That's good to hear. For awhile now Main Street = Old and Busted, whereas Vine = New Hotness.
June 30, 201014 yr Are they going to rename it? "Park + Vine" isn't really going to make sense anymore.
June 30, 201014 yr I hear ya Kennedy. Most of the nightlife shot over to Walnut and places near it leaving Main street for the ghetto nightlife like when Annie's had "Sizzlin Saturdays" lol. They need to rename it leaving Belmain in the title. Dunno, might be cool.
July 1, 201014 yr Are they going to rename it? "Park + Vine" isn't really going to make sense anymore. I don't think changing the name is a good idea. People know the "Park + Vine" name.
July 1, 201014 yr Seems like an odd business move. All the action seems to be happening around Vine these days, and with the remake of Washington Park, you would think that Park+Vine would like to stay further West in OTR. Main Street, while it has a fair amount of businesses, always seems kind of out of the way and isolated (even in downtown).
July 1, 201014 yr Seems like an odd business move. All the action seems to be happening around Vine these days, and with the remake of Washington Park, you would think that Park+Vine would like to stay further West in OTR. Main Street, while it has a fair amount of businesses, always seems kind of out of the way and isolated (even in downtown). True, but wouldn't you say that their move to Vine Street was an "odd" business move as well? I think Park + Vine is a pretty solid business with a loyal following. The majority of their clientele will have no problem walking a couple of blocks to Main St. Also, the owners could be hoping that their move will help Main St fully come back now that Vine is in a pretty good place.
July 1, 201014 yr This list of Cinci urban-scale projects is pretty impressive, even though I (and you) knew about all of them already. "Cincinnati Sees Dramatic Increase in High Quality Urban Designs" http://urban-out.com/2010/07/01/cincinnati-sees-dramatic-increase-in-high-quality-urban-designs/
July 7, 201014 yr I'm not sure either, and it takes up most of the sidewalk. I watched a user in a wheelchair basically squeeze along the brick pavers, which is not the minimum 4' required. My only guess would be a technicality. Most cities do not calculate based on sidewalk width, but rather right-of-way. The recent streetscaping project there might have extended the sidewalk somewhat thus putting a majority percentage outside of the City's ROW. Once it is outside of the ROW, you can do whatever you want as long as it adheres to the Zoning Ordinance. Most Zoning Ordinances only regulate sign heights as things relate to the sidewalk (signs must be higher than 8' off the ground for example). Zoning Ordinances also say that property owners can not stick things into the ROW, unless of course, they get a Variance approved. I'm not sure what Senate had happen, but I know they had to get special approval for their sign with the historic review board since they mounted it directly to the historic facade. Sounds like the gig is up. The following was posted on their Facebook page: No more patio! Thank you City Architect and thank you relish group for your constant complaining to the transportation dept. I wouldn't come borrow towels, olives or cherries anytime soon.
July 7, 201014 yr Jean-Robert, Moerlein, now Senate... Is there anybody in Cincinnati who the Wades haven't pissed off yet?
July 7, 201014 yr Maybe if Lavomatic wants to attract more business, they should focus on improving the quality of their food, not trying to shut down competition. Lavomatic's food has decreased significantly in quality from the Jean Robert days.
July 7, 201014 yr I actually called a while back asking what the minimum clearance was for a sidewalk for it to be in compliance with the ADA. I did not mention Senate by name or mention any example, but a city engineer got back to me last week. Title II, A, of the ADA, states that the DOT oversees all matters relating to transportation -- streets, sidewalks and so forth, which is overseen by the FHWA. Ultimate enforcement comes down to the DOJ. Within this, the distance between the property line and the street is the working distance with which the ADA has to work with. Within this path-of-travel, accommodations must be made to conform with modern ADA guidelines -- such as curb cuts, slopes and widths. Minimum width is 3 feet, or 36 inches. Recommended width is 5 feet, or 60 inches. For shared use paths, this is 120 inches, or 10 feet. In addition, extra width is required -- 4 feet, or 48 inches, to meet guidelines for wheelchairs when turning corners, such as from the sidewalk to Senate's entrance. The sidewalk in front of Senate did not meet the minimum width, and the restaurant was out of compliance. I think it would be in bad taste for the Relish Group to whine constantly, but it is unsubstantiated. But Senate did put itself out of compliance by constructing a large patio on public ROW -- which could not have passed any sort of code or guideline by the city, and was thus illegally constructed.
July 7, 201014 yr I'm with Sherman. There is no way that the City Engineer agreed to an encroachment that large. It had to be done without proper permits. Other places such as Ruby's seem to consistently allow half of the sidewalk or at least 6 feet open.
July 7, 201014 yr I saw Michael Moore patronize the place. Reminds me of when I saw Kenneth Fangman in the Phoenix Cafe during their four-odd year stretch when they had no liquor license.
July 7, 201014 yr The Senate claimed 4 feet, or 50 inches, before they erased their posts off of the Facebook wall. That puts it below the recommended and above the minimum. Codes requires anything over 4 feet. From what I wrote: "I assumed that you had applied for a Revocable Street Privilege for sidewalk encroachment, per Sec. 718-1-R and Sec. 723-6, and that you believed it was in compliance with Sec. 723-14. Was the fire escape that runs between the Senate and the vacant space next to it blocked? Was there any utility boxes, meters, lighting equipment and so forth in the utility strip? There are a lot of unanswered questions, which is why I believe there is more to it than just a competitor." I know that their original patio space was half the width it once was, which would have provided 4 feet of space between the patio and the utility strip -- which isn't considered part of the path-of-travel. When they decided to double the size of the patio and force the users of the sidewalk to squeeze onto a utility strip, which is shared with street lights, parking meters and other obstacles, they ran afoul of the permit and it was revoked.
July 7, 201014 yr Do you really think these people don't know this? They're doing it as a publicity stunt. Duh.
July 7, 201014 yr Well, about 3/4 of the comments on their original post, and 1 made after, were in opposition to the removal, and the remainder went along the lines of, "Well... it left the remaining sidewalk really narrow." They removed all referencing posts to that, and mine. That's a big no-no in social marketing/media...
July 7, 201014 yr I do not see the point of engaging a popular restaurant on their own facebook page and being consumed with this issue. Maybe there is a point, but I do not follow. They built too far and they got caught, it was inevitable. they certainly have to follow the law like everyone else. End of story, far as I can tell.
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