15th St (between Elm and Central Parkway):

 

 

This is pretty good infill. While not part of OTR's traditional built environment, I dig the long stairs/stoops.

 

 

 

Wade/Kemp St condos nearing completion:

 

 

Whoever designed and built this project should be jailed.

Wow, the rear of the new construction on Wade is hideous. 

 

If it weren't for the bizarre, fun-house style "cornices", I'd be okay with these... but I really just don't understand what's going on with the cornices. Did the Historic Conservation Board sign off on these? Here are the condos that face Wade:

 

With purple accents you'd confuse it all with Bootsy's. 

 

https://www.google.com/maps/@39.1035485,-84.5119106,3a,75y,229.28h,110.89t/data=!3m6!1e1!3m4!1sRy6uJg9lBJeAlu4b4CtgVw!2e0!7i13312!8i6656

Damn all the office space is already taken?  That's impressive.  Sounds like 3CDC and other developers need to be putting out even more office space in OTR as the demand is clearly there. 

Damn all the office space is already taken?  That's impressive.  Sounds like 3CDC and other developers need to be putting out even more office space in OTR as the demand is clearly there. 

 

That's why 3CDC is renovating two more office buildings on the east side of Vine St at 15th. Together, with Empower just a couple of blocks away, these office buildings will do a LOT to keep Vine St busy.

3CDC also is looking to get started on its next office project, the Meiners and Rosco buildings on Vine Street. The roughly $7 million project will convert the buildings at 1500-02 Vine St. and 1434 Vine St. into 26,000 square feet of office space with 6,000 square feet of first-floor commercial space.

from: https://www.bizjournals.com/cincinnati/news/2018/03/09/otrs-office-space-boom-is-built-to-last.html

Wow, the rear of the new construction on Wade is hideous. 

 

If it weren't for the bizarre, fun-house style "cornices", I'd be okay with these... but I really just don't understand what's going on with the cornices. Did the Historic Conservation Board sign off on these? Here are the condos that face Wade:

 

Yeah I was wondering the same thing about historic approval. I remember this development getting approved (of course) but it's been awhile and I can't remember the cornice details. But then again, if they looked like this, I can't imagine I wouldn't have remembered.

I feel like these cornices might have looked a LOT less weird in architectural drawings. So... maybe the designs just slid through the review without anybody realizing how bizarre the cornices are. I'm not an architect so I can't articulate specifically what makes it so strange, but I'm very thrown off by the circular "windows".

I *think* the latest plans were in the 10 April 2017 packet (it's possible they submitted revised plans later): https://www.cincinnati-oh.gov/buildings/historic-conservation/historic-conservation-board/april-10-2017-staff-report-and-attachments/

 

In these drawings, it's not clear how the cornices protrude, so they look much less bizarre in 2d.

Well, technically that’s facing an alley where no one will actually see it.

Why does the back of a building need a cornice though?

It’s the front - these are buildings back to back one facing Wade the other the “alley”. 

 

This alley is quite visible from liberty. Plus the buildings facing Wade are very similarly designed.

I don't remember the details, but the entire top floor had to be rebuilt in the middle of construction as they built something that wasn't approved by HCB. Not sure if the "cornices" were part of the original design or the rework.

I don't remember the details, but the entire top floor had to be rebuilt in the middle of construction as they built something that wasn't approved by HCB. Not sure if the "cornices" were part of the original design or the rework.

In the 10 April 2017 packet, they say: "The infill buildings are currently under construction. A change in the originally approved roof lines from a flat/shed slope roof to a gable front roof was submitted in order to comply with the building code for livable attic space. As this roof line does not comply with what was originally approved, the applicants are coming in for an amendment to the designs for the roof form.

...

The applicants are proposing to keep the currently built gable roofs and along the Kemp Alley and Wade Street side built parapet walls that extend the entire width of the

building. These walls will have a flat cornice line and there will be a simple horizontal band at the cornice line with no brackets."

 

So... these buildings actually have *two* parapet walls: one, is on the front facade with the cornices... and the second parapet wall is further back to cover the gabled roof design.

 

This feels like such a mishmash frankensteined together design, making weird decisions to satisfy the HCB and the building code.

Thank you for posting these! Moved to LA over 2 years ago but still check the forums everyday haha.

 

Per the Wade infill.. Is anyone else seeing Kroger brand Michael Graves? If they were painted a dark grey or other neutral I don't think they would be as... funky.

I'm just glad they aren't the typical brick and sheet metal modern we usually see. At least its some variety of color and form.

34 Green Street is listed for sale at $800k. It's a non-contributing, non-historic building so a new owner would almost certainly demolish it and replace it with new construction. So, essentially, it's $800k just for the land.

34 Green Street is listed for sale at $800k. It's a non-contributing, non-historic building so a new owner would almost certainly demolish it and replace it with new construction. So, essentially, it's $800k just for the land.

 

Wow this is something that I wanted to see happen for a while! If done right, this could be a huge 3cdc esque project that could really help begin the revitalization efforts for North of Liberty. Hopefully the developer will decide to construct something as dense as the Source 3 project on Elm.

34 Green Street is listed for sale at $800k. It's a non-contributing, non-historic building so a new owner would almost certainly demolish it and replace it with new construction. So, essentially, it's $800k just for the land.

They bought it just a year ago for $311k. I doubt they can sell it for $800k... but who knows?!

I don't know the history of these buildings, but it certainly appears that 34 Green Street, 19 West Elder (where Corporation for Findlay Market's offices are located), and the OTR Recreation Center were built as some "urban renewal" style master plan. All three of these buildings are not very attractive and don't have very good urban form.

I don't know the history of these buildings, but it certainly appears that 34 Green Street, 19 West Elder (where Corporation for Findlay Market's offices are located), and the OTR Recreation Center were built as some "urban renewal" style master plan. All three of these buildings are not very attractive and don't have very good urban form.

 

Yep that is 100% correct. I have a paperback souvineer that celebrates all these on their grand opening back back in the 70's. Lots of orange, browns & plaids back in their day. The renewal praise and lack of a sense of history for OTR (as was the style of the time) is throughout.

I would doubt it is a tear down. The lot is only 8000 square feet and as a non contributor they can do a lot more than an HCB property. Its like 13th and Broadway.

I would doubt it is a tear down. The lot is only 8000 square feet and as a non contributor they can do a lot more than an HCB property. Its like 13th and Broadway.

Even though the building is “non contributing”, my understanding is that if they want to make modifications to the external facade, the new design would have to go through the Historic Conservation Board process, just like any other alteration or new construction project in OTR. The HCB has oversight of any major alteration or new construction in OTR. Also, I don’t understand why you mention the building at 13th and Broadway (331 E Thirteenth). That is a historic contributing building from the 20s, so quite a different architectural structure.

I would doubt it is a tear down. The lot is only 8000 square feet and as a non contributor they can do a lot more than an HCB property. Its like 13th and Broadway.

Even though the building is “non contributing”, my understanding is that if they want to make modifications to the external facade, the new design would have to go through the Historic Conservation Board process, just like any other alteration or new construction project in OTR. The HCB has oversight of any major alteration or new construction in OTR. Also, I don’t understand why you mention the building at 13th and Broadway (331 E Thirteenth). That is a historic contributing building from the 20s, so quite a different architectural structure.

 

Well, I learn something every day. I own a non contributing building on Sycamore but have not gotten around to doing anything there yet. I guess I had better check to see if it is really non contributing because it is a hell of a lot more interesting building than 331 E. 13th St.

 

EDIT: Whew! just checked. Still on the list.

I would doubt it is a tear down. The lot is only 8000 square feet and as a non contributor they can do a lot more than an HCB property. Its like 13th and Broadway.

Even though the building is “non contributing”, my understanding is that if they want to make modifications to the external facade, the new design would have to go through the Historic Conservation Board process, just like any other alteration or new construction project in OTR. The HCB has oversight of any major alteration or new construction in OTR. Also, I don’t understand why you mention the building at 13th and Broadway (331 E Thirteenth). That is a historic contributing building from the 20s, so quite a different architectural structure.

 

Well, I learn something every day. I own a non contributing building on Sycamore but have not gotten around to doing anything there yet. I guess I had better check to see if it is really non contributing because it is a hell of a lot more interesting building than 331 E. 13th St.

 

EDIT: Whew! just checked. Still on the list.

 

Before doing any work, you should talk with an architect who has experience doing rehabs in the OTR Historic District (which includes Pendleton). Even if your building is listed as "non-contributing", you still have to get HCB approval before getting a permit for exterior alterations, additions, or demolition. See the section on "non-contributing buildings" here: https://www.cincinnati-oh.gov/buildings/index.cfm/historic-conservation/local-conservation-guidelines/over-the-rhine-historic-district/

 

In particular, this is the key section for your purposes:

The rehabilitation of non-contributing buildings should comply with the guidelines for rehabilitation, as outlined in the "Rehabilitation" section of this document. These rehabilitation guidelines provide a framework for maintaing a building's basic architectural character; they do not suggest that a building be redesigned or altered to appear older than it is. Alterations to a newer building should be compatible with the original architectural character of that structure or should help the building to relate better architecturally to the surrounding historic district. The rehabilitation of an older, altered structure should restore elements of the building's historic character, whenever possible, based on remaining physical evidence, historic documentation, or similar buildings nearby. Alterations to non-contributing buildings should not create a false sense of history. In many cases, it is preferable to rehabilitate and reuse a non-contributing building than to have a vacant parcel or parking lot.

Thanks. I expect it will be a while before anything is done there at 1408 Sycamore. I like the building just the way it is. But, every couple of months someone leaves a card or calls me and asks. And, I use both Frank Russell and Mike Uhlenhake for other things and both are very OTR savvy.

 

But, I appreciate the wise advice.

So Amanda Seitze tweeted out that apparently 3cdc isn’t being involved with the banks concert venue because of conflict of interest. Apparently 3cdc Steve Lepper said there are discussions about a new concert venue for OTR.

 

I’m thinking this has to be on the empty sycamore lots right? Can’t think of any venue (I’m assuming it wouldn’t be in NoL) that’s preexisting, unless it’s the emery building? But isn’t that owned by uc and is going no where development wise?

 

If this is for a new construction venue then I imagine only the sycamore lots can fit a concert venue footprint...

OTR really doesn't need a new venue. Emery or nothing in my opinion. I wouldn't be surprised if UC partners with 3CDC to get the Emery renovated.

They want to renovate the Emery.

The recusal of 3CDC could also be due to Leeper sitting on the joint banks steering committee.

 

Glad to hear that they're looking into the Emery renovation.

The scaffolding recently came down from the church on Race Street behind the Washington Park streetcar stop:

 

 

(Hopefully that side of Race Street can get a nice streetscaping once that new apartment development gets built. Cobrahead lights don't belong in urban areas.)

Finally, that scaffolding had been up forever.  Did those apartments ever get approved?  I know they were fighting over the size and scale of the building but never heard if they got final approval. 

Last I heard the screen printer was moving out around August. I'd look to see demo some time this fall.

Does anybody happen to know, for the apartments facing Republic Street (you can see the back in my photo above), are there any staircases inside the building? Or do residents have to climb one of those rear staircases in order to get to their apartment?

Does anybody happen to know, for the apartments facing Republic Street (you can see the back in my photo above), are there any staircases inside the building? Or do residents have to climb one of those rear staircases in order to get to their apartment?

 

I'm unfamiliar with the building, but I'd assume the yellow tower in the middle is an elevator, and the external staircase is additional access, and contributes to fire egress??

Geez.  No internal stairs?

Does anybody happen to know, for the apartments facing Republic Street (you can see the back in my photo above), are there any staircases inside the building? Or do residents have to climb one of those rear staircases in order to get to their apartment?

There are no internal stairs.  This building was originally built with this layout, no internal stairs, just small apartments with doors onto porches and external stairs. 

New 15th & Race condos rising quickly:

 

Nice!

 

Question is the planned pleasant st condos scheduled for phase 2?

 

Also, is it just me or is 3cdc struggling filling the ground floor lease space with the recently built Allison project on Race?

Are the two historic buildings in that photo also being renovated (one on Race and one on Pleasant)? What is the plan for the vacant lot(s) where the construction vehicles are currently?

Another angle for 15th & Race, taken earlier today:

 

 

I can't really recall what the phasing was for the remaining lots along Pleasant Street. The details are probably in some article linked in this thread a few pages back.

 

I wouldn't worry too much about vacant storefronts in The Allison. 3CDC sometimes takes awhile to lease these storefronts, waiting for their idea of the "right tenant" for that space.

 

Construction seemed to be underway for Maize OTR in the former ZBGB space.

Wasn't it workers' housing or something along those lines originally? It's one of the more interesting buildings in OTR. The front line of porches/walkways is unique to the neighborhood. One of the reasons Pleasant Street was my favorite street in OTR was that it had such a variety of styles and moments and this was one of the more intersting ones.

Another angle for 15th & Race, taken earlier today:

 

 

I can't really recall what the phasing was for the remaining lots along Pleasant Street. The details are probably in some article linked in this thread a few pages back.

 

I wouldn't worry too much about vacant storefronts in The Allison. 3CDC sometimes takes awhile to lease these storefronts, waiting for their idea of the "right tenant" for that space.

 

Construction seemed to be underway for Maize OTR in the former ZBGB space.

 

I know the owners for Maize. They’re shooting for May.

At street level, you no longer get the sense for how many vacant lots still remain south of Liberty, but there are obviously still many infill projects to come. 

^I think the next big step for infill is (somehow) buying back the parking lots 3CDC created for several of its projects on Vine Street. The gaps between 12th and 14th need to be filled in.

 

I know it's a money maker for them, but I'm still amazed they haven't developed 12th and Vine. That is prime real estate and really needs to be turned into something great.

I think they'll wait until there is a near build-out before they develop that lot as a high-dollar project that will pay all off all of their debt from earlier projects. 

How long do you think it'll be until we start seeing things built on narrow lots, like the one next to Pleasantry in the above photo, if ever? I'd love to see all of that fine-grained texture filled back in and we've seen a little bit of it on Elm, but I have a feeling a lot of people aren't going to want to give up their side yards.

^I think the next big step for infill is (somehow) buying back the parking lots 3CDC created for several of its projects on Vine Street. The gaps between 12th and 14th need to be filled in.

 

I know it's a money maker for them, but I'm still amazed they haven't developed 12th and Vine. That is prime real estate and really needs to be turned into something great.

I see what you're saying... but there still are so many empty, boarded up buildings even within just a block or two (most of the buildings on E 15th between Vine and Walnut are still boarded up). I'd rather see the focus be on getting all of of the empty buildings renovated and occupied. I know it's not purely an either/or proposition... infill on the little parking lots would drive more demand for renovating empty buildings. I guess I'm just not as bothered by the little parking lots on Vine St as you are.

I'm guessing on those smaller lots in Vine that they will get filled in as the neighborhood continues to mature.  We are already seeing that with the one project across from Washington Park on Race (I believe 1200 block) where they are tearing down some none contributing buildings to build up.  I think we will start to see more of that.  I also think below Liberty still has a ways to go to fill in all the way and we won't see a ton of stuff jumping over yet, at least on Vine Street, until the Liberty Street Road Diet is completed.

 

But as you can see on Pleasant here, and also add in the fact Walnut has a ton of buildings not in use yet, Republic probably has room, and then the side streets in between, there is a lot of work just to get the vacant buildings back to life.  Once we get all that then I think we start seeing the pressure on the lots, but may be delayed if the LIbery Street gets finished quicker and more developers move north.

^I think the next big step for infill is (somehow) buying back the parking lots 3CDC created for several of its projects on Vine Street. The gaps between 12th and 14th need to be filled in.

 

I know it's a money maker for them, but I'm still amazed they haven't developed 12th and Vine. That is prime real estate and really needs to be turned into something great.

I see what you're saying... but there still are so many empty, boarded up buildings even within just a block or two (most of the buildings on E 15th between Vine and Walnut are still boarded up). I'd rather see the focus be on getting all of of the empty buildings renovated and occupied. I know it's not purely an either/or proposition... infill on the little parking lots would drive more demand for renovating empty buildings. I guess I'm just not as bothered by the little parking lots on Vine St as you are.

 

The 3CDC plans for Kroger will jumpstart that street.

As long as there are vacant buildings, I'd prefer to wait on the infill. As space for development becomes more scarce and property values are higher, you're more likely to get better architecture and ideally taller (within reason) buildings with more residential units or offices.