^It isn't a historic structure but I agree with everyone that it should be demolished and built as a larger infill building.

I thought someone mentioned awhile ago (my memory isn't that clear, so hopefully someone knows more) that it was a contributing building since it was built in 1923? I don't know how to even go about finding out if individual buildings are considered contributing though.

I thought someone mentioned awhile ago (my memory isn't that clear, so hopefully someone knows more) that it was a contributing building since it was built in 1923? I don't know how to even go about finding out if individual buildings are considered contributing though.

 

It's not contributing to the "district" as in the primary range of dates the neighborhood was constructed. Yet it could be considered historic. Ran into this issue when I worked in Bellevue where the Fairfield Ave historic district did not include the Marianne theater as a contributing building so it had to be registered on the National Register to be eligible for tax credits.

It’s non-contributing. There’s actually a list that defines all the “contributing” buildings at the back of the document that describes the Over the Rhine historic district. Whether it’s contributing or not is usually also included in the “existing conditions” section for each project in the HCB packets.

 

EDIT: the document actually lists non-contributing buildings: https://www.cincinnati-oh.gov/buildings/index.cfm/historic-conservation/local-conservation-guidelines/over-the-rhine-historic-district/

There seem to be a lot of competing interests from neighborhood stakeholders in OTR, which is normal and natural. But some of the identified solutions seem rather against conventional wisdom of how to deal with problems. It seems like some community forums for consensus-building might help to get more people on the same page regarding density, parking, open space, gentrification, etc.

 

Maybe a neighborhood master plan or something along those lines would be in order, to create a more unified vision.

In an ideal world, I'd rather see a big building constructed after Liberty is narrowed... but I'm not opposed to having a bar with a patio on this corner. Having a patio right on the corner does a lot to activate the street, adding to the sense of safety and visual interest that makes a good street. A large building might help with the streetwall, but it wouldn't necessarily activate the street as much as this hypothetical patio. Queen City Radio does a great job of making that - otherwise quiet - corner of OTR feel quite lively. If/when Liberty is narrowed, the patio could be easily expanded (unless the HCB says the increased patio size would necessitate new dedicated parking spots).

Yeah, I fully agree with jwulsin[/member] here. In the long run, this non-historic building should be demolished and replaced with something more dense. However I don't have a problem with it becoming a patio in the mean time. These types of abnormal situations are what make urban neighborhoods interesting.

 

However I think these NIMBY comments should be a big wake up call for anyone that wants to see more density in OTR. We already have a large number of residents who want OTR to be quiet starting at 10 p.m. and think that they have a god-given right to convenient parking. Well, we keep allowing single-family townhomes with private garages and parking lots to be built in this neighborhood...what do we expect?

OTR is in danger of becoming drive-to urbanism like Mt. Adams, with very few residents not owning cars and having an off-street parking spot. 

 

When I lived in Boston there was only one on-street parking permit per unit, and all of the buildings in the area were the triple-deckers with six units.  Many of the units had 4 adults living in them, so an on-street spot for just one out of 4 people, and virtually zero off-street spots. 

Cincinnati Police Department is looking to make some upgrades/improvements to Findlay Playground to cut down on crime: https://gallery.mailchimp.com/a0d305fdbfaa9bd9b0bf72a30/files/2f8752c8-e4c9-4b4b-80fd-181e3f63428b/CPTED_Assessment_Findlay_Park_Public.01.pdf

 

I hope they collaborate with various local groups (ArtWorks, Haile Foundation, 3CDC, Findlay Market, Brewery District, Cincinnati Parks, Rec Commission) to make the improvements as impactful as possible.

 

Cincinnati Police Department is looking to make some upgrades/improvements to Findlay Playground to cut down on crime: https://gallery.mailchimp.com/a0d305fdbfaa9bd9b0bf72a30/files/2f8752c8-e4c9-4b4b-80fd-181e3f63428b/CPTED_Assessment_Findlay_Park_Public.01.pdf

 

I hope they collaborate with various local groups (ArtWorks, Haile Foundation, 3CDC, Findlay Market, Brewery District, Cincinnati Parks, Rec Commission) to make the improvements as impactful as possible.

 

 

I know its supposed to discourage loitering and crime, but a lot of that pdf reads as a list of ideas to discourage people from actually using the park for doing like... park things... heaven forbid people be able to sit in a park!

^Totally agree. How about we upgrade common park staples such as picnic tables and benches, some graffiti free grills. Give the residents some decent, well drained basketball courts and maybe a few more amenities. Maybe increase the police presence and encourage the decent law abiding residents of the area to take back this little park for themselves and their families.

^Agreed. I really think Cincinnati Parks should be engaged to make it more beautiful. The Rec Commission simply doesn’t have the money or mandate to invest in beautiful urban spaces. As far as uses go, I think a dog park could be a good fit here, drawing a steady steam of people out. I’m not a fan of the “track” idea. We have “tracks” all over OTR for walking and running... they’re called sidewalks. Nobody wants to run/walk around tiny 200m laps.

Oh, Geez.

 

First, in an urban environment, unsupervised basketball is a venue for violence. Old psychobabble theory was that getting the energy out of these bored young men is a catharsis or a venting. Its not. Basketball is a contact sport. They can't even control themselves on a court with referees and their scholarships on the line. Suggesting basketball is a non starter unless you are a 55 year old female social worker who has never played pickup ball.

 

Second, the reason they don't have picnic tables is that men sit around all day drinking and gambling. 3CDC just got rid of them at Ziegler Park.

 

What is needed are intersting, child friendly equipment. Trouble is, its expensive. A basketball hoop and half court asphalt times 20 expensive.

 

 

Suggesting the removal of basketball courts? Surely that will not make you any enemies...

Oh, Geez.

 

First, in an urban environment, unsupervised basketball is a venue for violence. Old psychobabble theory was that getting the energy out of these bored young men is a catharsis or a venting. Its not. Basketball is a contact sport. They can't even control themselves on a court with referees and their scholarships on the line. Suggesting basketball is a non starter unless you are a 55 year old female social worker who has never played pickup ball.

 

Second, the reason they don't have picnic tables is that men sit around all day drinking and gambling. 3CDC just got rid of them at Ziegler Park.

 

What is needed are intersting, child friendly equipment. Trouble is, its expensive. A basketball hoop and half court asphalt times 20 expensive.

 

 

 

Good thing we don't let Canadians in our city parks:

 

 

Findlay Playground is way too isolated from the streets around it. It's almost like it was designed to allow nefarious activity to fester just beyond the line of sight from the street. IMO, Republic St. should be extended through the park, and the west half should have a parking garage built atop it (with a bit of ground level retail along Findlay). The footprint of the park should be reduced to the east half along Vine. The trees and fence along Vine should be removed, and there'd be enough room for a playground, dog park, etc. There are plenty of tables and chairs a block away at Findlay Market.

Dog park. Summer spray ground. Grills. Child equipment.

 

And, where are the cameras around there?

 

Reduce the size as said above. Open to view also as stated.

I don’t think there are any basketball courts at Findlay Playground.

^ There's one hoop (pictured in the PDF linked above). I think the unspoken urban design compromise for basketball courts has long been to make hoops child-sized, but the one at Findlay is comically low - you'd hit your head on it if you weren't careful and the "court" is a concrete circle. It was definitely built with the hope that no one would ever actually use it.

Oh yeah. Haha. I forgot about that short hoop. Yeah, that thing is pretty silly looking.

My dream scenario is this.

 

Dig out several stories of underground parking. Top with a new park. Funnel pedestrian access to Findlay Market through that goofy arched alleyway that leads to Race Street. Expand Farmer's Market area of Findlay into parking lot on east and west side of covered area with parklike setting that can double as loading and unloading (hardscape essentially). Give the portion of the parking lot along Findlay Street back to development. Remove random little playground on Elm Street in favor of development. Carve interesting pedestrian corridors through this new development to still allow easy access to Findlay market from all surrounding streets.

 

Findlay Playground is huge and could very easily be an amazing neighborhood asset and you could kill two (three?) birds with one stone by developing the necessary parking under it and spurring redevelopment of holes in the urban fabric around the market.

^I agree with you jmicha and I bet we see this happen at some point

If you were going to build an aerial tram to UC, Findlay Playground to Classon Park would be the way to do it.

^I agree with you jmicha and I bet we see this happen at some point

 

I really hope so. The area around Findlay served its purposes very well while awaiting development to creep north. Now that we're at the point where the surrounding areas are starting to see a ton of development, I think it's time to reevaluate the market experience and how it fits into a filled out neighborhood. Which means allowing parking to be a block away instead of up against the market. Which may be met with backlash, but it's first and foremost an urban neighborhood where walking should be the primary focus.

 

If you were going to build an aerial tram to UC, Findlay Playground to Classon Park would be the way to do it.

 

That would be a great way to bring students down to Findlay Market more quickly. I feel like the hill between OTR and CUF does a ton towards impeding movement of students down the hill whereas if they had an asset like an aerial tram then the two areas would be stitched together a little better than they are now.

If you were going to build an aerial tram to UC, Findlay Playground to Classon Park would be the way to do it.

 

I've heard that tram idea thrown around for Mt. Adams, but never UC. The old 'through the woods' idea for extending the streetcar up the hill on the paper street of Van Leer didn't make a ton of sense for a streetcar right of way (needing at grade crossing at the top and a tunnel at the bottom), but it would work with a tram that could travel over top of Clifton Ave and McMillen. The top could terminate near the Vine/Calhoun transit stop.

It sky tram at UC has been in the mix since the late 90's if not earlier. It was a way to connect UC students and others moving into the redeveloped Calhoun & McMillan corridor and the CHURC project area to the market and entertainment zones in OTR (which at the time was only on Main st). Back then it would go from the end of Ohio ave to the market but not sure where the end point was going to be ot the method of tram planned.

 

 

The streetcar should travel in a tunnel to Clifton Ave., surfacing north of Straight St., with a slightly below ground station in front of Hughes High School.  If the broadcast tower at the bottom of Rohs St. is taken down, that area could be redeveloped as high-density housing above a streetcar subway station. 

I think the streetcar connects with an incline car at Rhinegeist up the abandoned platted Race Street, (to the immediate Easst of Jackson Brewery) through Bellevue Park and then onto Clifton Ave and up to UC.

In our area of OTR on Elm St. just south of Liberty, 2017 property land valuations increased by 6-10 times their prior valuation. A standard lot size is now being valued at about $65K, compared to around $5-10K before.

 

I think this is important. Annual taxes for holding vacant land had been insignificant, but now it will cost someone sitting on a typical vacant parcel around $1500/year. That's a lot more incentive to develop or sell. Also, land values lie outside of the city tax abatements, which apply only to the improvements. So this means that OTR properties will generate more taxes for the County, starting this year.

 

I haven't looked everywhere, but for sure these valuations do not extend everywhere in OTR. For example I've noticed valuations similar to those in 2014 still existing in some locations North of Liberty.

^^^ This reality is now occurring all the way up to McMicken. Lead time on current transactions is a little longer than one might think, but I think Uber's observation will be shown more correct than we now know. A buildable lot south of McMicken at historical valuations would be a prize.

http://www.bizjournals.com/cincinnati/news/2017/03/29/exclusive-otr-getting-a-bowling-alley.html

 

Bowling Alley, Pinball Machines, Shuffle Boards, and more, along with a rooftop bar that will be taking up multiple buildings (the hank exchange buildings) on Main St.

 

Same company as 16 bit, but a new concept, but has proven to me massively popular in Columbus.

 

This is a huge, "get" for Main St. If 16 bit is anything to go by, this should be just as busy, and drive just as much traffic towards main st, if not more.

 

With Ziegler Park almost finished, and this new addition, I feel that Main St will finally get the catalyst for pedestrian traffic it much needed.

 

According to a post in the Main Street OTR Facebook group, work on Pins is underway and they are expected to open in Fall 2018.

I was looking at the city's website that shows the pavement conditions of city streets, and a lot of the OTR data seems inaccurate or outdated. It says that the data is updated monthly. However, it shows 12th Street between Main and Clay as "poor" even though that block was repaved post-streetcar construction. Parts of Woodward and 13th are showing as "very poor" even though they were repaved last fall. And it shows Elm Street in front of Music Hall as "very poor" and Court Street as "fair" ... I guess because it doesn't understand streets that have pavers or Belgian blocks instead of asphalt?

Platform Beer Company (based in Cleveland) is opening a small operation at 12/Main.

 

https://www.wcpo.com/news/insider/platform-beer-co-opening-new-over-the-rhine-craft-brewery

 

Main Street seems to be really filling out. Platform, Aladin's, Pin Mechanical, The Pony, The Royal, Rosedale...and I am sure I am missing a few. I wonder how much Ziegler and the garage recently opening has to do with this. (Not to mention everything Model Group is doing in Pendleton).

I would give credit to Urban Sites who decided a few years back that they would essentially be "the 3CDC of Main Street" and master plan the street. The fact that they are filling these storefronts with businesses that will be open normal-ish business hours is going to bring a lot of life back to Main Street. For a long time, Main Street has had many businesses with irregular hours, "hobby" businesses that were rarely open, and bars/clubs that were slammed on the weekends but didn't do much business on weeknights. Of course it also helps that Model Group's work in Pendleton is pulling people towards the eastern side of OTR.

Yeah I love all the progress Main St has made.  Now if we can just get more stuff to go on the corners of the streets in-between Main and Vine more we'd really be cooking. 

It'll come. My favorite spots in OTR are the corners between the major roads that have small businesses or restaurants/bars. I was pretty fond of 14th and Republic when I lived in Cincy. It looks like several more corners of this scale have seen some life breathed into them recently which is exciting.

I think many (most?) of these corners already have something going on. 14th and Republic has Salazar, 14th and Republic has Sundry and Vice, 15th and Pleasant has Pleasantry. Clay has something on each corner now, too - Please, Brown Bear, and Longfellow. There's at least one place anchoring almost every one of those in between corners now.

Findlay Market mulls additional hours, programming to accommodate surrounding growth

 

Findlay Market is planning on expanding its entertainment options, hours and programming in response to the growth of restaurants and residences around it.

 

More below:

https://www.bizjournals.com/cincinnati/news/2018/02/06/findlay-market-mulls-additional-hours-programming.html

From January 28...

 

 

 

 

 

 

 

 

From January 28...

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Fire on Zier Pl.:

 

New house on Hastings:

Thanks Jake.  Not living down there anymore I don't get down there enough, is that building at the SE Corner of 15th and Republic being rehabbed as well?

Tons of stuff going on.  I think the next step in OTR development is for one the road diet, and for two getting a parking ramp built up at Findlay Playground or somewhere around Findlay Market.  That will connect the development to Vine Street and allow more development in between and around.  My hope is that when Vine Street is rebuilt north of Liberty that most of the space is used for offices while the surrounding area for residential where buildings are currently empty.

Thanks for all the photos Jake. In the second to last one, is that vacant building on Pleasant also getting renovated?

Love seeing all the photos. It looks like there is a fair amount of small, one-off type projects going on. The Findlay Market area seems to be seeing quite a bit of investment these days.

The fully restored Tower Furniture sign was re-installed on Main Street yesterday. UrbanSites has posted a cameraphone shot of it on Instagram. I'll try to swing by with my camera this week and get a higher-res shot.

 

 

^About half of what you see here is Model.  Their signs are all over the place. 

What's Model? Here's a photo I took of the sign pre-renovation and at the bottom you can see the original sign was made by Lackner, which is actually still around today.

 

You posted before I did.  I was referring to Model Group. 

Drove down Vine recently and saw a large 3CDC sign on this building https://goo.gl/maps/Fy6YBbTFq462 i believe it said coming soon Office Space and referenced '####' amount of square feet. Not sure how long the sign has been there but I do not recall seeing it a few weeks ago. I am kind of surprised this building would be renovated into office space as the floor plates are relatively small...I wonder if there has been strong interest at the 15/Vine office building and they are trying to meet that demand.

Thanks Jake.  Not living down there anymore I don't get down there enough, is that building at the SE Corner of 15th and Republic being rehabbed as well?

Yes, it's part of the 15th and Vine project.