This is an idea of mine that has been running through my head for sometime.  I think that this stretch of Glenway Ave would be ideal for a mix use redevelopment...nothing crazy 1-2 maybe even 3 story bldgs with retail and office uses...should the market and politicians be on board then residential as well...but I doubt it.  Heres the area:

The area is surrounded by a good density of middle-class homes that already have a desire to walk to the auto-oriented district.  The blue lines are catwalks and other pedestrian access points that have been created by residents to link with the primarily service commercial properties along the strip.  I am suggesting a redevelopment of the strip to build mix use bldgs right on the street with rear parking.  This parking would be shared and have controlled access points.

 

This would allow for the removal of the continuous left turn lane and allow for a tree lined median with a few breaks for left turns into the controlled entry points.  Many of the businesses along this strip are low end businesses, but some are very key service businesses that serve the surrounding neighborhoods.

 

What does everyone think??

BTW, the yellow lines (from GoogleEarth) are rough aproximations of where the City of Cincinnati and City of Cheviot boundary lines are...this is obviously an inner-ring suburb area and has GREAT potential if you ask me!

Great idea..in a place that sorely needs some good urban design.  Now if you could round up all the individual propertyowners get them on board with the idea to make it happen that would be great.  It really boils down to educating the property owners the value (return on investment) of mixed use projects that blend both residential and commercial.

 

My guess is you would need all the properties to be in agreement or at least clusters of sizable the properties to make it worthwhile.  I think you can forget about eminent domain for somehthing like this. 

 

As far as the existing residents go...you'll probably have some NIMBYism but that's expected.  They just need to be shown the value of well designed projects that function well from pedestrian and auto traffic standpoint.

 

my initial thoughts. 

I like the completeness of this project. You aren't just targeting a block or parcel, you are targeting an entire corridor, implementing like design standards, accommodating vehicles in a minimizing way, and making the district accessible to surrounding neighborhoods. I'd really push for two-story buildings as minimum however (just a personal preference), perhaps in just one section, letting the market decide how the rest builds out?

 

I agree with Mr. Anderson that it will take some education, convincing, and buy-in to get something going, but that is almost always the case with an urban renewal plan.

wow, well this would be an ambitious project.  i am quite familiar with this strip and it is definitely one eye sore after another in terms of signage and the fact that just about every business has access to the street.  I love the idea and the west side sorely needs something like this.  Do you plan on getting rid of the low end properties?  If so, how?  I think the key is to develop the intersections of Bridgetown and Glenway as well as Westbourne and Glenway, esp. since Western Bowl is there and the foot traffic is already around the area.  Theres also a putt-putt and a Graeters I think, adding to the already pedestrian traffic. 

It looks like a great plan but it seems like investors have a seizure whenever the west side is mentioned. If those low end properties are removed they're not going to be able to afford space in one of the new store fronts. It's about time the city does something like this to the west side though.

^ yea, but this is green twshp, right?  so were gonna need the twshp to step in, and green twshp sure love auto friendly 'hoods being built ALL OVER the twshp.

It's Green Township?! Didn't know that :-/

I'll go ahead and agree with everyone else that the concept sounds great.  I've just had more of an opportunity recently to get to know the westside retail corridors now that we have a studio project focusing on one.  I think the one great point you bring up is the overall density (in suburban terms) of the area surrounding Glenway, which could feed into a pedestrian-oriented retail area pretty well.  The scope seems appropriate, as anything on a more piecemeal basis could likely be lost in the shuffle of parking lots and strip malls.

It's Green Township?! Didn't know that :-/

 

its ok lol!  green township actually has quite a bit of 'dense' areas, especially around the high school and in bridgetown.  Most of it is very lower middle to middle middle class, but theres some quality housing stock in there that is essentially just an extension of cheviot or cincy density wise. 

^oh btw, im not 100% thats green, im just pretty sure.  could be wrong though.

Oh...Green Township...

 

Perhaps Cincy could annex the corridor and take on the project (to add another nearly impossible barrier to the project).

My first thought is that I like the idea. My next thought is how???  I think it is important to realize exactly where we are (green Twp. ). But, that does not mean that something cannot be done. In the coming weeks we are going to be working on a SPI district study for almost the exact area that Rando outlined. I am going to be putting my 2 cents about urban design principles but that is not guaranteeing that they will be in there. Most likely the new SPI district will include. Decreased setback requirements. Urban design standards for landscaping/parking lots/sidewalks/façade improvements/ pedestrian connection.

 

This project would not be fast moving. Tenants would not be required to upgrade to these standards. But, as they decide to make small improvements to their property, they will be required to implement these design standards.

 

More information in the coming weeks, as we get started on this thing.

 

Thanks for the comments thus far...and to address some of the comments/questions about the site:

 

The entire area I outline is within Green Twp, but is practically bounded by Cincy to the S/SE and Cheviot to the E.  Green Twp has been VERY focused on the typical suburban crap lately, but the township is nearing build out, and Green Twp authorities have made it known that they would like to remain financially stable (obviously)...this is going to take more office/retail space, and that space just really isn't there...so redevelopment and better land usage will be neccessary.

 

This site is clearly different from Harrison Ave and should be treated as such...its good to hear the comments from UCPlanner about the SPI.  Stay in touch...I will continue to post updates as my research progresses on this site.  I think this could be a great opportunity for Green Twp and the Westside as a whole!

For those of you unfamiliar with the area...here are some pics I got today:

 

Metro Bus service exists along the entire corridor!

 

Some of the VERY underutilized properties I spoke of...one of these bldgs is vacant and others only partially used.  They all have enormous parking lots when they really only need about 5 or so spaces per business.

 

Some of the lower end businesses I spoke of, notice the crappy bldg style and lack of sidewalk connection or any pedestrian connectivity:

 

Once again....no sidewalks!!!  Some of the driveway entrances have the sidewalks marked on them, but then no sidewalk continuing.  There is a sidewalk on the other side of the street, as well as, on this side (eastern side) but it is further south..and also north.  The sidewalk and pedestrian network is haphazard to say the least..and is not very welcoming.

 

This is a bar, with another bar across the corner from it.  This is where I believe the project could be started with the least resistance and capitalize on a potential bar district of sorts.  BTW, this is at NE corner of Glenway/Race and Bridgetown roads.

 

In terms of the pedestrian network of the street, many children walk along this road to and from school (Bridgetown Middle School, and Cheviot Elementary).  But imo, the network needs to be vastly improved for not only the safety of the children who use it daily, but others who might wish to use it.

Its a nice idea Rando.  You've laid out the arguments clearly and provided a relevant display of what could be done and why.  The problem lies in convincing the neighbors that the catwalks will not bring about negative utility and convincing the businesses to proceed with pedestrian friendly designs.

Oh...those shots are hard to look at, although there is nothing unique about them. How many structures like the bar exist in the targeted section?

 

And tell me you don't plan to demolish the Steak-n-Shake!?!? ;)

^The bar is built right up to the street...and I feel that it could be the anchor for the beginning of the process...that bldg would definately stay!  The Steak-n-Shake is actually out of the boundary that I highlighted.  The bar is unfortunately the only structure like that in along the corridor, but imo is what the corridor should be focusing on for the types of bldg footprints/scale for the rest of the strip.

 

This is definately going to take some significant convincing, but I don't think the neighbors will be too opposed...the difficulty will come with the business owners.  That stage is still a while off though...I want to have a full blown study/analysis of the area done (including feasibility study) before I start to seriously shop this thing around.  I want to have all my ducks in a row so that the resistance will be minimized.

So how do you plan to promote/get some action on this plan? Does the twp have its own planning or is that thru the county? Do you plan to live in the twp long enough to see anything happen/continue to fight for it? (3 unrelated questions)

Well I'm currently a resident (not sure if that matters...but it doesn't hurt)..once I get all my info, I'll take it to the trustees and see if I can get some people on board, I might even get in contact with Citizens for a Clean, Green, Safe Township.  Its an activist group that opposed the Legacy Place development, but I think that they would get behind a plan like this that looks to improve the environment, safety, and appearacne of a major corridor through the township...like I said, that is waaay off down the road though...first things first is to do the research and then 'Wow' them!

I kinda remember a tressle here and railroad tracks.  I thought maybe that is why it was called Bridgetown, but I may be wrong about that.  Anyone else remember that or have photos?

I know that rail line used to run through what is now Glenway Crossings (Best Buy, Dicks, Target, etc)...they ripped out the rr lines awhile back for that...I would imagine that is the same line that you may be thinking of.  Unfortunately the Westside has done a pretty good job at destroying the rr row's that had once existed  :|

I know that rail line used to run through what is now Glenway Crossings (Best Buy, Dicks, Target, etc)...they ripped out the rr lines awhile back for that...I would imagine that is the same line that you may be thinking of.  Unfortunately the Westside has done a pretty good job at destroying the rr row's that had once existed  :|

 

The trestle was at bridgetown, right over the intersection.  For the longest time, it was just a perch for birds.  Once the trestle came down, the birds remained.  It was a sight, can't remember how long they kept returning, but it was a while.

Sorry...but a couple more questions: The only time I've knowly been in Green Twp was to go to Oak Hill (which may not even be in Green?!), does the twp have any kind of downtown, town center, areas w/ zero setback, etc? I have a feeling that many may have an initial reaction that you are trying to give the twp a downtown, the word is thrown around too much today.

 

Also, how do you plan to propose paying for street improvements? I assume you would want some kind of streetscaping...streetlights, burying or relocating power lines to the rear of properties, upgraded signals, and/or the median you mentioned. I believe twps have the ability to TIF (if the state hasn't taken this tool away all together), but the drawback is that if you are trying to sell the twp on the financial stability/increased tax dollars side, they arn't going to recieve any new revenues for the life of the TIF. Every TIF I have any knowledge of is for 30 years, but I don't know if that number is fixed or not. You may not need it for that long, as the street and utilities are already in place.

 

    The City of Cheviot and Green Township are of course separate jurisdictions but functionally Cheviot is "downtown."

 

    I heard the story that "Bridgetown" does not refer to the former C&O railroad bridge, as the name predates the railroad. Instead, it is a corruption of "Brighton" or something like that which is of european origin.

My ultimate solution would be to reconnect some of the streets, but that is highly unlikely given that there are homes at the end of the cul-de-sacs. Others were never connected (like here in Lexington) in fear that it would being a "lot of traffic."

 

From the road's character and from just driving it a few weeks ago, I would say that much more could be supported there. It has more of a suburban nature but has a fairly high density for a suburban area. Given that, two or three-story buildings should be the maximum height allowed, to keep it in character with the remaining area.

 

The road should be reconstructed to provide two-lanes of traffic in each direction with parking bays and curb-outs for easier pedestrian crossing identification. Turning lanes could be added at intersections, with the remainder of the median raised with shrubs and low-width trees added. Additional parking areas could be constructed behind the businesses in well-lit, landscaped surface lots, connected to the street via "side streets" or "connectors" that run in between buildings. The connectors could be ~10 feet wide, providing landscaping, park benches, picnic tables, etc. and the path should be meandering and brick to be inviting to the outside.

 

The buildings should be constructed in a way that they have varying setbacks. Retail should be the number one priority on the first levels, followed by interconnected rooms relating to medical (e.g. dentists, clinics, etc.), offices, and so forth on the second and third floors. Central lobbies mid-block can provide handicapp access to the upper levels.

 

Street signage and park benches should be within character of the neighborhood. Are there any identifying marks in the area that give it some unique flavor?

I think theres a negative perception of density for a lot of people. Especially with the dense business district of Price Hill on Warsaw. People might equate this to that. By making the area more "urban" you're going to bring in the "undesirables". It would be great if you could give a great example of how something in a very similar climate has become a huge success. People want to do something that is proven to work.

By the way, those pictures depict the ugliest streetscape known to man.

UncleRando, are you familiar with the Bardstown Road area in Louisville? Its an older urban strip that isn't extremely dense, but very pedestrian oriented and attractive. There is a mix of older buildings and many new structures. I'd assume there are development guidelines as they were almost all brick structures, with some attempt made for them to blend in/look somewhat historic, and parking is located in the rear.

 

 

Here is the only image I have. You can see that some of the less desirable uses still exist, but they are extremely softened by the surrounding landscape, which almost makes them seem to be an oddity of sorts.

 

Anyway, you could design a "compromise" that wouldn't be as earth shacking to residents or otherwise diverse from the surrounding area, while still creating something more urban and pedestrian minded.

Sorry...but a couple more questions: The only time I've knowly been in Green Twp was to go to Oak Hill (which may not even be in Green?!), does the twp have any kind of downtown, town center, areas w/ zero setback, etc? I have a feeling that many may have an initial reaction that you are trying to give the twp a downtown, the word is thrown around too much today.

 

Also, how do you plan to propose paying for street improvements? I assume you would want some kind of streetscaping...streetlights, burying or relocating power lines to the rear of properties, upgraded signals, and/or the median you mentioned.

 

First off, yes Oak Hills is in Green Twp....It is quite a large township but is often unknown to many people because most consider anyplace west of I-75 the same thing "Westside" or "Western Hills".  There are neighborhoods...and Green Twp is one of the largest townships in the state...and is one of the VERY few areas in Hamilton County seeing population growth (be it crap growth...but its growth none the less).  I will post a map showing the boudaries of the jurisdiction at a later time.

 

Secondly...of course streetscape improvements will be in the plan (as they are in pretty much EVERY plan)...however I have not gotten to any kind of financial feasibility study for the plan yet since I am still in the early stages (as I have mentioned a few times now).  I appreciate the comments...but I cannot answer specific questions of this sort until I have done the work to adequately back up my statements/plan.

 

 

By the way, those pictures depict the ugliest streetscape known to man.

 

You need to get out more if you think that is the worst streetscape known to man!  Maybe you haven't been down most of Colerain lately...Rt. 4...Delhi Pike, and those are just some Cincy ones.  I'm sure that many other places have their own very competitive ugly streetscapes.

^^That is just about the scale I have in mind for my plan...but I'll have to look into that project some to see some of the specifics (thx for the reference)!

^Jeff/Jeffery would be a good reference for Bardstown. I'm not sure if that came from conscious planning, or just happened by chance, most of the neighborhood surrounding is pretty upscale. It has some flaws and holes, and I didn't get to examine it thoroughly, but I was impressed overall.