September 27, 20204 yr 3 hours ago, jim uber said: Yes, the two buildings next to me both converted the storefronts to residential. They kept the original storefront architecture, presumably cause it would have been impossible to not do so, and get through the HCB process. But they replaced the large glass panes with that wavy glass, and it's just weird to walk on the sidewalk feet away from huge wavy glass panes backed by curtains, with the occasional peek at a corner of someones bedside table. I know that the future of office space in general is murky right now, but OTR storefronts are usually modest-sized spaces, with huge ceiling height and tons of natural light, at least in the front half. Combined with a walkable neighborhood, they make great small office spaces - you just have to build the costs of parking into the equation. Converting to residential has some challenges. Everyone here knows these better than I do, but I think code compliance for newly created residential even in an old building requires, sprinklers, ADA compliance, two exits, etc. Fortunately, the retail space at 1400 Sycamore was converted 70+ years ago. They still would not allow any facade modification, hence the trompe l'oeil storefront. Edited September 27, 20204 yr by 1400 Sycamore
October 1, 20204 yr https://www.bizjournals.com/cincinnati/news/2020/10/01/80-million-mixed-use-project-planned-on-key-corner.html A few more pics in this one of the project. I really like the idea of a new pedestrian Art gallery alley. Should be a really defining project for otr and north of liberty once this is all said and done.
October 1, 20204 yr $80,000,000 divided by 306 = well over $200,000 per unit. That means the rent for the smallest units will be close to $2,000/mo.
October 2, 20204 yr Massive $80M Over-the-Rhine development approved over some neighbors’ objections A massive, $80 million Over-the-Rhine development won approval Friday from the Cincinnati Planning Commission after vehement opposition from some members of that neighborhood’s community council who want 25% to 30% of the apartments to be affordable. More below: https://www.bizjournals.com/cincinnati/news/2020/10/02/major-otr-development-approved-over-some-neighbors.html "You don't just walk into a bar and mix it up by calling a girl fat" - buildingcincinnati speaking about new forumers
October 2, 20204 yr Quote Resident John Walter favors the project. “The small businesses in Over-the-Rhine are struggling … Over-the-Rhine is severely underpopulated,” he said, noting the project could bring 400-500 new residents within easy walking distance of Findlay Market. I'll repeat that they're spending over $200,000 per unit to build this building. If they weren't building structured parking they might be able to get the price down to $150,000 per unit. Even then, you have to charge well over $1,000/mo for the smallest units to break even. The government incentives to build affordable units as part of a project like this need to be much more compelling in order to motivate developers to do so. Meanwhile, Model is actually doing a ton of affordable units but the neighborhood advocates don't seem to care.
October 2, 20204 yr Model Group is doing great stuff, both market rate and affordable. Overall I think the new housing stock being added in the neighborhood is a nice mix of market rate and affordable. Some “neighborhood advocates” will never be happy with any new development in OTR that isn’t 100% affordable, as if OTR is some neighborhood where middle class or wealthy people don’t “deserve” to live.
October 2, 20204 yr 2 minutes ago, taestell said: “neighborhood advocates” Most neighborhood advocates around the country are from wealthy families and aren't originally from the neighborhoods they advocate for. We had one here back in the 80s and 90s - Buddy Gray. He was like the 10 usual suspects of OTR in the 2010's rolled up into one character.
October 3, 20204 yr We need more residents in the urban core and in otr. This is one if the few spots with enough empty land that 300+ units can actually be built. I don’t love the way it looks but honestly don’t care at this point. I want this to get built so more people will be in the neighborhood and to help kick start more development north of liberty.
October 3, 20204 yr 2 hours ago, Cincy513 said: We need more residents in the urban core and in otr. This is one if the few spots with enough empty land that 300+ units can actually be built. I don’t love the way it looks but honestly don’t care at this point. I want this to get built so more people will be in the neighborhood and to help kick start more development north of liberty. This. There is an absolute necessity in bringing density into and around OTR. As a business owner this project is needed, not just for myself, but for all businesses in this area so there isn't so much reliance on outside traffic into the neighborhood. Hope this gets built sooner than later.
October 3, 20204 yr Actually, Jake's comment above related to the cost of creating these units is exactly what keeps development north of Liberty somewhat stagnant. At $250/sq. ft. for renovation, it doesn't make much sense to work on 2 and 4 unit structures because there is not enough incentive to make them pay and not enough non recourse financing to make it a profit just to build them. The $80MM projects can work either way. And, the little units say up on E. Clifton, Peete, Mulberry, as desirable as they are can't be economically renovated. Some of that is the City's fault with their rigid application of the rules. Some of it just economics.
October 3, 20204 yr 14 hours ago, Cincy513 said: We need more residents in the urban core and in otr. This is one if the few spots with enough empty land that 300+ units can actually be built. I don’t love the way it looks but honestly don’t care at this point. I want this to get built so more people will be in the neighborhood and to help kick start more development north of liberty. And this will bridge a huge gap between Norther and Southern OTR. Now we just need that cell phone store (believe 3CDC owns it) to get redeveloped.
October 4, 20204 yr On 10/3/2020 at 8:36 AM, Ucgrad2015 said: Now we just need that cell phone store (believe 3CDC owns it) to get redeveloped. Yes, 3CDC owns that building now. There was some talk in February about the cell phone store possibly being evicted, and many of the same people opposed to the Liberty & Elm development were lamenting the possible loss of this “important neighborhood business.” ?
October 4, 20204 yr 5 hours ago, taestell said: Yes, 3CDC owns that building now. There was some talk in February about the cell phone store possibly being evicted, and many of the same people opposed to the Liberty & Elm development were lamenting the possible loss of this “important neighborhood business.” ? I know this would more than likely never happen but is there a way that for stores being evicted for redevelopment they can be allowed a storefront in the new development? I’m assuming mostly not since the rent is going to be more than the current rent.
October 4, 20204 yr 14 minutes ago, Ucgrad2015 said: I know this would more than likely never happen but is there a way that for stores being evicted for redevelopment they can be allowed a storefront in the new development? I’m assuming mostly not since the rent is going to be more than the current rent. That is a definite possibility. I represented a store displaced by 3CDC for a lease buyout and that was the first thing the Development Officer at 3cdc offered. I think that reduced rent was the supposed incentive.
October 5, 20204 yr I think 3CDC would try to accommodate actual significant neighborhood businesses. They are making sure that Alabama Fish Bar is not displaced by the redevelopment of their building. A Cricket Wireless store...not so much.
October 5, 20204 yr This is the same Cricket store that used to be located on Vine next to Kroger. Smitty's moved twice after the mysterious fire, first to the former Big Dollar location and then north of Liberty. King's Court Barber was moved from Court St. to Race St. There are probably other examples of 3CDC moving tenants that I don't know offhand.
October 5, 20204 yr 9 hours ago, jmecklenborg said: This is the same Cricket store that used to be located on Vine next to Kroger. Smitty's moved twice after the mysterious fire, first to the former Big Dollar location and then north of Liberty. King's Court Barber was moved from Court St. to Race St. There are probably other examples of 3CDC moving tenants that I don't know offhand. There used to be a barbershop in the Washington Building at 12th & Race. Urban Sites owned the building and terminated the lease with the barbershop (which had been there 40 years). 3CDC built them a brand new barbershop at 1339 Walnut Street. Unfortunately, the owner passed away but it has been taken over by a new operator.
October 5, 20204 yr 13 hours ago, taestell said: I think 3CDC would try to accommodate actual significant neighborhood businesses. They are making sure that Alabama Fish Bar is not displaced by the redevelopment of their building. A Cricket Wireless store...not so much. Do these "anti-gentrifiers" actually ever talk to their Black neighbors? Because they don't want crap like that in their neighborhood either. “To an Ohio resident - wherever he lives - some other part of his state seems unreal.”
October 7, 20204 yr I'm interested to see a 7-story building get argued for the Boys and Girls Club site. If HCB allows it, which I think they should, it could open up the possibility for higher density along the east side of Central Parkway which is something I have argued for publicly in front of HCB. This section is part of the historic district, but could definitely handle far more density then whatever the in-limbo infill guidelines are proposing.
October 7, 20204 yr 1 hour ago, Chas Wiederhold said: I'm interested to see a 7-story building get argued for the Boys and Girls Club site. If HCB allows it, which I think they should, it could open up the possibility for higher density along the east side of Central Parkway which is something I have argued for publicly in front of HCB. This section is part of the historic district, but could definitely handle far more density then whatever the in-limbo infill guidelines are proposing. I agree. IMO, we need separate rules for a few major thoroughfares to allow taller buildings, and more flexibility. In particular, Central Parkway, Liberty, and McMicken should all have more flexibility. Central Parkway and McMicken traditionally had taller buildings because these were major industrial routes (breweries in particular). I think 7 stories is a good height along Central Parkway, and 5-7 along McMicken (particularly West McMicken). Liberty was artificially widened, and isn't going to be a lot different, so the historically smaller 3 story buildings on Liberty aren't as relevant to the current layout. This street should almost uniformly have a minimum height of 3 stories, with incentives to go higher (4 or 5 seems about right, with 6+ on a case by case basis).
October 29, 20204 yr 215 Wade St is nearing completion. Here's a photo taken from Tiffin Alley. I'm not sure what the interior configuration is, but it is quite large. I hope it has two units per floor for 8 total... but perhaps it's just one large unit per floor. In either case, it should add quite a few new residents. Based on the owner's address, the project seems affiliated with ES Properties.
October 29, 20204 yr Nice looking mural. Looks like based on the two lines of balconies that there's a front and a back unit here, so should be some good density.
October 29, 20204 yr 22 minutes ago, jmicha said: Nice looking mural. Looks like based on the two lines of balconies that there's a front and a back unit here, so should be some good density. Yes, it is two units/floor -- they added the rear addition so that could be a bedroom and make the 2 units more comfortable. The bad part is that they simultaneously took the adjacent lot and are making it a parking lot. I still think that sort of development is not forward looking, although I understand its impact on the unit value in our current parking/transit environment.
November 5, 20204 yr A blast from the past...back in the 90s when somebody opened a dance club to compete with The Warehouse (1313 Vine) in the space that is now The Eagle. I mean...this is back when you could rent a commercial storefront on Vine St. for like $100/mo since almost all of them were boarded up.
November 5, 20204 yr Wonder if it had burn barrels, chain-link fencing and discarded roofing tin as decor just like in a '90s movie.
November 9, 20204 yr Latest HCB packet (to be reviewed this afternoon at 3pm) has three interesting projects: https://www.cincinnati-oh.gov/buildings/historic-conservation/historic-conservation-board/november-9-2020-staff-report-and-attachments/ 1208 Central Parkway - proposed rooftop decks, designed by Jose Garcia, on the office of Pro Football Focus 12 Green Street - renovation of multi-family apartment building, and re-building of rear decks 1713 Main Street - demolition of existing garages on the triangular parcel, and the construction of a new single-family home
November 9, 20204 yr On 11/5/2020 at 8:50 AM, GCrites80s said: Wonder if it had burn barrels, chain-link fencing and discarded roofing tin as decor just like in a '90s movie. Yes, and Double Dragon.
November 10, 20204 yr 23 hours ago, jwulsin said: Latest HCB packet (to be reviewed this afternoon at 3pm) has three interesting projects: https://www.cincinnati-oh.gov/buildings/historic-conservation/historic-conservation-board/november-9-2020-staff-report-and-attachments/ 1208 Central Parkway - proposed rooftop decks, designed by Jose Garcia, on the office of Pro Football Focus 12 Green Street - renovation of multi-family apartment building, and re-building of rear decks 1713 Main Street - demolition of existing garages on the triangular parcel, and the construction of a new single-family home Only thing I like about the NEW historic infill guidelines is explicit language suggesting that buildings should not be faux historic. In that case, 1713 Main Street would not be approved because of its faux historic window ornament. Outside of that... if I were the architect for that triangle lot, I would have a lot of fun trying to create something contextual contemporary. The proposed design squanders a lot of possibilities.
November 10, 20204 yr 1 minute ago, Chas Wiederhold said: Only thing I like about the NEW historic infill guidelines is explicit language suggesting that buildings should not be faux historic. In that case, 1713 Main Street would not be approved because of its faux historic window ornament. Outside of that... if I were the architect for that triangle lot, I would have a lot of fun trying to create something contextual contemporary. The proposed design squanders a lot of possibilities. The proposed "design" at 1713 Main is hardly a design. It honestly feels like a 20-minute mockup in some free 3D rendering tool. I don't mind faux-historic if it's done well, and I don't mind contextual contemporary, if it's done well. I wasn't able to follow yesterday's review, so I'm not sure if the HCB approved it as is, or asked for further refinements.
November 10, 20204 yr 9 minutes ago, Chas Wiederhold said: Only thing I like about the NEW historic infill guidelines is explicit language suggesting that buildings should not be faux historic. In that case, 1713 Main Street would not be approved because of its faux historic window ornament. Outside of that... if I were the architect for that triangle lot, I would have a lot of fun trying to create something contextual contemporary. The proposed design squanders a lot of possibilities. Yeah that building is boring at best and offensively faux historic at worst. How about a multi-story version of this?
November 10, 20204 yr 1 hour ago, zsnyder said: get bjarke ingles on the horn! Bjarke Ingles is too busy "redesigning the planet" and "hanging out with fascists" to design anything in little ole Cincinnati.
November 10, 20204 yr Honestly, someone who builds a boring rectangular house on a sloped scalene triangle lot just seems like a dangerous person. No telling what else they might try to pull.
November 10, 20204 yr When Bjarke visited Kentucky and talked to us at the College of Design around 2008 or 2009 I thought he was the coolest person alive, now he has become more Elon Musk than Rem Koolhaas, but I still love some of his buildings.
November 11, 20204 yr Not sure if this is the right thread for this topic, but does anyone recall how Jeff Pastor was a very vocal supporter of the 5 lane Liberty Street plan, but then at the last second backed out and ruined the deal, saying he misunderstood? That always seemed weird to me, but now I think it’s worth wondering again what exactly- or who- caused him to change his vote...
November 11, 20204 yr 21 hours ago, ucgrady said: When Bjarke visited Kentucky and talked to us at the College of Design around 2008 or 2009 I thought he was the coolest person alive, now he has become more Elon Musk than Rem Koolhaas, but I still love some of his buildings. I have a similar relationship to him. Designing building as diagram!? Who would have thought it!? Yes! Yes IS more! (except Rem had thought it) Today... being architecture's face of the green-washed techno-fascist dude-bro persona, I just can't with him. And it's hard to praise someone you don't like even if their work is good. This is what Bjark does with a triangular urban site (look at the condos at the base not the tower) : https://big.dk/#projects-van
November 11, 20204 yr Ingles got his start at OMA. He may have left that studio with the diagram, but he discarded the situationalism, the constructivism, the surrealism, and the playful, but incisive, modernist critique which antagonizes all that building as diagram proselytizing and produces buildings that are actually interesting. In other words, my post above wasn't an endorsement.
November 11, 20204 yr 4 hours ago, Guy23 said: Not sure if this is the right thread for this topic, but does anyone recall how Jeff Pastor was a very vocal supporter of the 5 lane Liberty Street plan, but then at the last second backed out and ruined the deal, saying he misunderstood? That always seemed weird to me, but now I think it’s worth wondering again what exactly- or who- caused him to change his vote... He also suddenly got behind the streetcar and light rail. The guy was all over the place.
November 13, 20204 yr From https://www.bizjournals.com/cincinnati/news/2020/11/11/columbus-developer-no-longer-working-with-ndukwe.html Quote With the split, Schiff said he has control of the Central and Vine property, located at 16 W. Central Parkway. The property is the former Cincinnati Metropolitan Housing Authority headquarters. Schiff said he has reached out to Cincinnati Center City Development Corp. CEO Steve Leeper and Cincinnati Mayor John Cranley about his plans for redeveloping the property. “I hope to work with leadership there to do something everyone is happy with,” Schiff said. “It’s a great, very important site for the citizens of Cincinnati.” I hope Schiff is able to put together a plan for that site at 16 W Central Parkway. It's been sitting quiet for too long.
November 13, 20204 yr Do they own the parking lot behind the building as well? If so, that is a good amount of land in a good spot. Hope they can build something tall and dense.
November 13, 20204 yr ^ This is the project that was announced for that site back in 2016: On 1/26/2016 at 3:07 PM, taestell said: Cincinnati Metropolitan Housing Authority could bring huge development with grocery store to Central Parkway “The housing authority wants select a master developer 'with a proven track record in developing and/or serving as the master developer/redeveloper for urban/downtown development projects who have the funding or ability to acquire funding for large scale projects and can work in partnership with the authority.'”
November 14, 20204 yr The proposed "design" at 1713 Main is hardly a design. It honestly feels like a 20-minute mockup in some free 3D rendering tool. I don't mind faux-historic if it's done well, and I don't mind contextual contemporary, if it's done well. I wasn't able to follow yesterday's review, so I'm not sure if the HCB approved it as is, or asked for further refinements.This is SHOCKINGLY bad.
November 14, 20204 yr 8 hours ago, taestell said: ^ This is the project that was announced for that site back in 2016: There is now a Kroger within 1,000 feet of this spot but they want to develop a "grocery". In related news, The Ravine Street Market is now selling Truly.
November 14, 20204 yr 8 hours ago, taestell said: Really the saddest thing about this rendering is the Kroger garage and condos. I remember Jim Tarbell criticizing this design back when it was proposed in 2003 or so. The best thing you can say about the condos is that they *aren't terrible*, bu the garage definitely is.
November 14, 20204 yr 41 minutes ago, jmecklenborg said: There is now a Kroger within 1,000 feet of this spot but they want to develop a "grocery". In related news, The Ravine Street Market is now selling Truly. They announced this Central Parkway grocery store back in 2016 before Kroger On The Rhine was announced. I hope that something of this scale still gets built at Central Parkway but I don't think it needs to have any ground floor retail. It could just have a gym or other resident amenities on the ground floor, similar to The Blonde.
November 18, 20204 yr Sadly, it appears a bell tower on Washington Park is going to be demolished: https://www.cincinnati.com/story/news/2020/11/18/first-lutheran-church-demolish-bell-tower-citing-safety-concerns/6335307002/
November 18, 20204 yr Well that's just depressing. I'm almost positive I wont be seeing any architecture like that going up in my lifetime. If I were rich I would definitely step up to "throw money at it" as they said in the article.
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